UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C. 20549

                           FORM 10-KSB

             Annual Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934

          For the Fiscal Year Ended:  December 31, 2001

                Commission file number:  0-19838

   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
         (Name of Small Business Issuer in its Charter)

        State of Minnesota                41-1677062
   (State or other Jurisdiction of     (I.R.S. Employer)
    Incorporation or Organization)     Identification No.)

     1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

                          (651) 227-7333
                   (Issuer's telephone number)

Securities registered pursuant to Section 12(b) of the Act:

                                 Name of each exchange on
     Title of each class             which registered
           None                           None

Securities registered pursuant to Section 12(g) of the Act:

                      Limited Partnership Units
                        (Title of class)

Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the past 12 months (or for such shorter period  that
the  registrant was required to file such reports), and  (2)  has
been subject to such filing requirements for the past 90 days.

                         Yes [X]    No

Check if disclosure of delinquent filers in response to Rule  405
of  Regulation  S-B  is  not  contained  in  this  Form,  and  no
disclosure  will  be contained, to the best of  the  registrant's
knowledge,   in   definitive  proxy  or  information   statements
incorporated by reference in Part III of this Form 10-KSB or  any
amendment to this Form 10-KSB.  [X]

The  Issuer's  revenues  for year ended December  31,  2001  were
$2,027,067.

As  of  February 28, 2002, there were 20,455.168 Units of limited
partnership interest in the registrant outstanding and  owned  by
nonaffiliates  of  the registrant, which Units had  an  aggregate
market  value (based solely on the price at which they were  sold
since there is no ready market for such Units) of $20,455,168.

               DOCUMENTS INCORPORATED BY REFERENCE

 The registrant has not incorporated any documents by reference
                        into this report.

         Transitional Small Business Disclosure Format:

                         Yes        No [X]


                             PART I

ITEM 1.   DESCRIPTION OF BUSINESS.

       AEI Net Lease Income & Growth Fund XIX Limited Partnership
(the  "Partnership" or the "Registrant") is a limited partnership
which  was  organized  pursuant to  the  laws  of  the  State  of
Minnesota on September 14, 1990.  The registrant is comprised  of
AEI  Fund Management XIX, Inc. (AFM) as Managing General Partner,
Robert  P.  Johnson  as  the  Individual  General  Partner,   and
purchasers  of  partnership  units  as  Limited  Partners.    The
Partnership  offered  for  sale  up  to  $30,000,000  of  limited
partnership interests (the "Units") (30,000 Units at  $1,000  per
Unit) pursuant to a registration statement effective February  5,
1991.  The Partnership commenced operations on May 31, 1991  when
minimum   subscriptions  of  1,500  Limited   Partnership   Units
($1,500,000)   were   accepted.    The   Partnership's   offering
terminated  February  5, 1993 when the extended  offering  period
expired.   The Partnership received subscriptions for  21,151.928
Limited Partnership Units ($21,151,928).

        The  Partnership  was organized to acquire  existing  and
newly  constructed commercial properties located  in  the  United
States,  to  lease  such properties to tenants under  triple  net
leases,  to  hold  such  properties and to eventually  sell  such
properties.    From   subscription  proceeds,   the   Partnership
purchased  nineteen  properties, including partial  interests  in
four  properties,  totaling  $16,994,880.   The  balance  of  the
subscription proceeds was applied to organization and syndication
costs,   working   capital  reserves  and  distributions,   which
represented  a  return  of  capital.   The  properties  are   all
commercial,  single  tenant buildings  leased  under  triple  net
leases.

         The   Partnership's  properties  were   purchased   with
subscription proceeds without any indebtedness.  The  Partnership
will not finance properties in the future to obtain proceeds  for
new  property  acquisitions.  If it is required  to  do  so,  the
Partnership  may  incur  short-term indebtedness,  which  may  be
secured  by a portion of the Partnership's properties, to finance
day-to-day cash flow requirements (including cash flow  necessary
to  repurchase  Units).   The amount of borrowings  that  may  be
secured by the properties is limited in the aggregate to  20%  of
the  purchase price of all properties.  The Partnership will  not
incur  borrowings prior to application of the proceeds from  sale
of the Units, will not incur borrowings to pay distributions, and
will  not  incur  borrowings while there is  cash  available  for
distributions.

       The Partnership will hold its properties until the General
Partners  determine  that the sale or other  disposition  of  the
properties   is   advantageous  in  view  of  the   Partnership's
investment  objectives.  In deciding whether to sell  properties,
the  General  Partners will consider factors  such  as  potential
appreciation,  net  cash flow and income tax considerations.   In
addition,  certain  lessees may be granted  options  to  purchase
properties  after  a  specified portion of  the  lease  term  has
elapsed.   The  Partnership expects to sell some or  all  of  its
properties  prior to its final liquidation and  to  reinvest  the
proceeds   from   such  sales  in  additional  properties.    The
Partnership reserves the right, at the discretion of the  General
Partners,  to  either  distribute  proceeds  from  the  sale   of
properties  to  the  Partners or to  reinvest  such  proceeds  in
additional  properties,  provided that  sufficient  proceeds  are
distributed  to  the Limited Partners to pay  federal  and  state
income  taxes related to any taxable gain recognized as a  result
of  the  sale.   It  is  anticipated that  the  Partnership  will
commence liquidation through the sale of its remaining properties
within twelve years after acquisition, although final liquidation
may  be  delayed  by a number of circumstances, including  market
conditions and seller financing of properties.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

Leases

       Although there are variations in the specific terms of the
leases,  the following is a summary of the general terms  of  the
Partnership's  leases.   The properties  are  leased  to  various
tenants  under  triple  net  leases,  which  are  classified   as
operating  leases.   Under  a triple net  lease,  the  lessee  is
responsible  for  all real estate taxes, insurance,  maintenance,
repairs  and  operating expenses for the property.   The  initial
lease terms are for 15 to 20 years.  The leases provide for  base
annual  rental  payments,  payable in monthly  installments,  and
contain  rent  clauses which entitle the Partnership  to  receive
additional rent in future years based on stated rent increases or
if  gross  receipts  for  the property exceed  certain  specified
amounts, among other conditions.

        The leases provide the lessees with two to five five-year
renewal options subject to the same terms and conditions  as  the
initial  lease.   Certain lessees have been  granted  options  to
purchase  the  property.  Depending on the  lease,  the  purchase
price is either determined by a formula, or is the greater of the
fair  market value of the property or the amount determined by  a
formula.  In all cases, if the option were to be exercised by the
lessee,  the  purchase price would be greater than  the  original
cost of the property.

        Through  December 31, 1999, the Partnership sold 57.9926%
of  the  HomeTown Buffet restaurant in Tucson, Arizona,  in  five
separate   transactions,  to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $1,002,998, which
resulted  in  a total net gain of $316,215.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$746,589  and $59,806, respectively.  For the year ended December
31, 1999, the net gain was $271,956.

        On  September 28, 1999, the Partnership purchased  a  47%
interest  in a Marie Callender's restaurant in Henderson,  Nevada
for  $804,911.   The  property is leased to Marie  Callender  Pie
Shops,  Inc. under a Lease Agreement with a primary  term  of  15
years  and  annual  rental payments of  $75,905.   The  remaining
interest  in  the property is owned by AEI Income &  Growth  Fund
XXII Limited Partnership, an affiliate of the Partnership.

        During  2000, the Partnership sold 44.4225% of the  Marie
Callender's   restaurant,  in  five  separate  transactions,   to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $853,753, which resulted in a  total  net  gain  of
$104,899.  The total cost and related accumulated depreciation of
the interests sold was $760,769 and $11,915, respectively.

        On  August 2, 2000, the Media Play store was sold  to  an
unrelated   third  party  for  $2,500,000.   The  sale  agreement
required  $500,000  in cash and a $2,000,000 contract  for  deed,
which  bore interest at 9%.  On January 16, 2001, the Partnership
received  its  share  of  the outstanding principal  and  accrued
interest  on the Note.  The Partnership's share of the  net  sale
proceeds  was $796,514, which resulted in a net gain of $116,325.
At   the   time   of  sale,  the  cost  and  related  accumulated
depreciation was $794,267 and $114,078.

       In December, 1998, Gulf Coast Restaurants, Inc. (GCR), the
lessee  of  the  Applebee's restaurant in  Covington,  Louisiana,
filed  for  reorganization.   GCR continued  to  make  the  lease
payments  to  the  Partnership  under  the  supervision  of   the
bankruptcy  court.   A reorganization plan was  accepted  by  the
bankruptcy  court which provided for the Lease to be  assumed  by
GCR  and assigned to another operator who purchased the property.
The  reorganization  plan also provided for  the  Partnership  to
collect  all rents outstanding under the terms of the Lease.   On
October  25, 2000, the sale closed with the Partnership receiving
net sale proceeds of $1,112,386, which resulted in a net gain  of
$211,899.   At the time of sale, the cost and related accumulated
depreciation was $1,099,085 and $198,598.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        On  May 8, 2000, the Partnership purchased a 13% interest
in  a parcel of land in Austin, Texas for $176,800.  The land  is
leased  to  Razzoo's, Inc. (RI) under a Lease  Agreement  with  a
primary  term of 15 years and annual rental payments of  $15,028.
Effective  October  4,  2000, the annual rent  was  increased  to
$17,238.   Simultaneously  with the purchase  of  the  land,  the
Partnership entered into a Development Financing Agreement  under
which  the  Partnership advanced funds to RI for the construction
of a Razzoo's restaurant on the site.  Initially, the Partnership
charged  interest on the advances at a rate of  8.5%.   Effective
October  4,  2000  and  April 15, 2001,  the  interest  rate  was
increased  to 9.75% and 15.0%, respectively.  On June  27,  2001,
after  the  development was completed, the  Lease  Agreement  was
amended  to  require  annual rental  payments  of  $41,346.   The
Partnership's share of the total acquisition costs, including the
cost  of the land, was $417,939.  The remaining interests in  the
property   are  owned  by  AEI  Real  Estate  Fund   XV   Limited
Partnership,  AEI Real Estate Fund XVII Limited Partnership,  and
AEI Income & Growth Fund XXII Limited Partnership, affiliates  of
the Partnership.

       On June 30, 2000, the Partnership purchased a 16% interest
in  a  parcel  of land in Alpharetta, Georgia for $257,280.   The
land  is  leased  to Razzoo's, Inc. (RI) under a Lease  Agreement
with  a  primary term of 15 years and annual rental  payments  of
$21,869.   Effective  November 26,  2000,  the  annual  rent  was
increased  to $25,085.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement  under which the Partnership advanced funds to  RI  for
the   construction  of  a  Razzoo's  restaurant  on   the   site.
Initially, the Partnership charged interest on the advances at  a
rate  of 8.5%.  Effective November 26, 2000 and January 31, 2001,
the interest rate was increased to 9.75% and 15.0%, respectively.
On  July 11, 2001, after the development was completed, the Lease
Agreement  was  amended  to  require annual  rental  payments  of
$59,157.  The Partnership's share of the total acquisition costs,
including  the  cost  of the land, was $598,109.   The  remaining
interests in the property are owned by AEI Real Estate Fund XVIII
Limited  Partnership, AEI Income & Growth Fund 23  LLC,  and  AEI
Private Net Lease Millennium Fund Limited Partnership, affiliates
of the Partnership.

        On  February  2,  2001, the Partnership purchased  a  52%
interest  in a parcel of land in San Antonio, Texas for $401,440.
The  land is leased to Kona Restaurant Group, Inc. (KRG) under  a
Lease Agreement with a primary term of 17 years and annual rental
payments  of  $42,151.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership will advance funds  to  KRG
for the construction of a Johnny Carino's restaurant on the site.
The  Partnership charged interest on the advances at  a  rate  of
10.5%.  On November 2, 2001, after the development was completed,
the Lease Agreement was amended to require annual rental payments
of  $126,235.   The Partnership's share of the total  acquisition
costs,  including  the  cost of the land,  was  $1,194,932.   The
remaining  interest  in the property is owned  by  AEI  Income  &
Growth Fund 23 LLC, an affiliate of the Partnership.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        On  April  27,  2001,  the Partnership  purchased  a  28%
interest  in  a  parcel of land in Utica, Michigan for  $320,269.
The land is leased to Champps Entertainment, Inc. (Champps) under
a  Lease  Agreement with a primary term of 20  years  and  annual
rental  payments  of $30,454.  Effective October  23,  2001,  the
annual  rent was increased to $36,376.  Simultaneously  with  the
purchase  of the land, the Partnership entered into a Development
Financing  Agreement  under which the  Partnership  will  advance
funds  to  Champps  for the construction of a  Champps  Americana
restaurant  on  the  site.   Through  December  31,   2001,   the
Partnership  had  advanced $460,119 for the construction  of  the
property and was charging interest on the advances at a  rate  of
9.0%.   Effective  October  23,  2001,  the  interest  rate   was
increased to 10.75%.  On February 12, 2002, after the development
was  completed, the Lease Agreement was amended to require annual
rental  payments  of $105,350.  The Partnership's  share  of  the
total  purchase  price,  including the  cost  of  the  land,  was
approximately $980,000.  The remaining interests in the  property
are  owned  by AEI Real Estate Fund XVII Limited Partnership  and
AEI  Net  Lease  Income  &  Growth Fund XX  Limited  Partnership,
affiliates of the Partnership.

Major Tenants

        During 2001, three tenants each contributed more than ten
percent  of  the Partnership's total rental revenue.   The  major
tenants  in aggregate contributed 52% of total rental revenue  in
2001.   It  is  anticipated that, based  on  the  minimum  rental
payments  required  under  the leases,  each  major  tenant  will
continue to contribute more than ten percent of rental revenue in
2002  and  future  years.  In addition, three business  concepts,
Taco  Cabana  and Applebee's restaurants and Garden Ridge  retail
store,  each accounted for more than ten percent of total  rental
revenue  during  2001.   It is anticipated  that  these  business
concepts  will continue to account for more than ten  percent  of
total  rental revenue in 2002 and future years.  Any  failure  of
these  major tenants or business concepts could materially affect
the Partnership's net income and cash distributions.

Competition

        The  Partnership is a minor factor in the commercial real
estate  business.   There are numerous entities  engaged  in  the
commercial  real  estate  business which have  greater  financial
resources  than  the  Partnership.  At the time  the  Partnership
elects to dispose of its properties, the Partnership will  be  in
competition  with other persons and entities to find  buyers  for
its properties.

Employees

        The  Partnership  has  no direct  employees.   Management
services   are  performed  for  the  Partnership  by   AEI   Fund
Management, Inc., an affiliate of AFM.

ITEM 2.   DESCRIPTION OF PROPERTIES.

Investment Objectives

        The  Partnership's investment objectives were to  acquire
existing or newly-developed commercial properties throughout  the
United  States that offer the potential for (i) preservation  and
protection  of  the  Partnership's capital; (ii)  partially  tax-
deferred  cash distributions from operations which  may  increase
through  rent  participation clauses or mandated rent  increases;
and  (iii) long-term capital gains through appreciation in  value
of   the  Partnership's  properties  realized  upon  sale.    The
Partnership  does not have a policy, and there is no  limitation,
as  to the amount or percentage of assets that may be invested in
any  one  property.  However, to the extent possible, the General
Partners  attempt  to  diversify the type  and  location  of  the
Partnership's properties.

ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

Description of Properties

       The Partnership's properties are commercial, single tenant
buildings.  The properties were acquired on a debt-free basis and
are  leased to various tenants under triple net leases, which are
classified  as  operating  leases.   The  Partnership  holds   an
undivided fee simple interest in the properties.

        The  Partnership's properties are subject to the  general
competitive conditions incident to the ownership of single tenant
investment  real estate.  Since each property is leased  under  a
long-term   lease,   there  is  little  competition   until   the
Partnership  decides to sell the property.   At  this  time,  the
Partnership will be competing with other real estate  owners,  on
both a national and local level, in attempting to find buyers for
the   properties.   In  the  event  of  a  tenant  default,   the
Partnership would be competing with other real estate owners, who
have  property vacancies, to attract a new tenant  to  lease  the
property.   The Partnership's tenants operate in industries  that
are  very  competitive and can be affected  by  factors  such  as
changes  in regional or local economies, seasonality and  changes
in consumer preference.

        The  following table is a summary of the properties  that
the Partnership acquired and owned as of December 31, 2001.

                              Total Property                 Annual   Annual
                     Purchase  Acquisition                   Lease    Rent Per
Property               Date       Costs      Lessee          Payment  Sq. Ft.

Taco Cabana Restaurant
 Houston, TX                                Texas Taco
 (38.2362%)          7/31/91   $  547,322   Cabana L.P.      $ 90,034  $63.32

Taco Cabana Restaurant                      Texas Taco
 San Antonio, TX     3/16/92   $1,147,274   Cabana L.P.      $201,924  $74.24

Taco Cabana Restaurant
 Waco, TX                                   Texas Food
 (2.4058%)            5/1/92   $   19,721    Concepts        $  3,126  $47.04

Applebee's Restaurant
 Aurora, CO                                    RCI
 (3.3979%)          12/22/92   $   44,782   West, Inc.       $  6,944  $44.44

Applebee's Restaurant                        Gourmet
 Crestwood, MO       4/14/93   $  803,418  Systems, Inc.     $125,265  $24.97

Applebee's Restaurant
 Crestview Hills, KY                           Thomas
 (1.1054%)           6/15/93   $   14,039  and King, Inc.    $  2,180  $36.20

HomeTown Buffet Restaurant
 Tucson, AZ                                 Summit Family
 (2.2074%)           6/16/93   $   28,418  Restaurants, Inc. $  4,106  $19.33

Applebee's Restaurant
 Temple Terrace, FL                        Casual Restaurant
 (9.0963%)           10/1/93   $   96,262  Concepts II, Inc. $ 15,913  $37.70



ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

                              Total Property                 Annual   Annual
                     Purchase  Acquisition                   Lease    Rent Per
Property               Date       Costs      Lessee          Payment  Sq. Ft.

Applebee's Restaurant                          WCM
 Beaverton, OR       12/2/93   $1,760,079  Oregon, L.L.C.    $263,521  $52.70

Denny's                                    Apple Investment
 Apple Valley, CA     5/2/94   $1,177,654    Group, Inc.     $189,409  $36.53

Garden Ridge Retail Store
 Pineville, NC                                Garden
 (40.75%)            3/28/96   $3,615,378    Ridge L.P.      $423,945  $ 7.34

Party City Retail Store                    Party City of
 Gainesville, GA    12/18/97   $1,435,309  Atlanta, Inc.     $156,782  $14.89

Champps
 Americana Restaurant                         Champps
 Troy, MI                                    Operating
 (23.95%)             9/3/98   $1,181,185   Corporation      $131,617  $49.56

Tumbleweed Restaurant
 Chillicothe, OH
 (40.0%)            11/20/98   $  505,225  Tumbleweed, Inc.  $ 54,064  $24.65

Tumbleweed Restaurant
 Columbus, OH
 (60.0%)            12/28/98   $  823,496  Tumbleweed, Inc.  $ 86,459  $26.28

Marie Callender's Restaurant                   Marie
 Henderson, NV                               Callender
 (2.5775%)           9/28/99   $   44,142  Pie Shops, Inc.   $  4,163  $26.85

Razzoo's Restaurant
 Austin, TX                                   Razzoo's,
 (13.0%)             6/27/01   $  417,939       Inc.         $ 41,346  $32.45

Razzoo's Restaurant
 Alpharetta, GA                               Razzoo's
 (16.0%)             7/11/01   $  598,109       Inc.         $ 59,157  $45.67

Johnny Carino's Restaurant
 San Antonio, TX                           Kona Restaurant
 (52.0%)             11/2/01   $1,194,932    Group, Inc.     $126,235  $37.50

Champps Americana
 Restaurant
 Utica, MI                                    Champps
 (28.0%)                                   Entertainment,
 (land only) (1)     4/27/01   $  320,269      Inc.          $ 36,376  $16.31

(1) Restaurant was under construction as of December 31, 2001.


ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

        The  properties  listed above with  a  partial  ownership
percentage  are  owned with affiliates of the Partnership  and/or
unrelated  third  parties.  The remaining interest  in  the  Taco
Cabana  restaurant in Houston, Texas is owned by AEI Real  Estate
Fund  86-A Limited Partnership.  The remaining interests  in  the
Garden  Ridge  retail store are owned by AEI Net Lease  Income  &
Growth  Fund  XX  and  AEI  Income  &  Growth  Fund  XXI  Limited
Partnerships.   The remaining interests in the Champps  Americana
restaurant in Troy, Michigan are owned by AEI Real Estate Fund XV
Limited   Partnership,  AEI  Real  Estate   Fund   XVII   Limited
Partnership  and AEI Real Estate Fund XVIII Limited  Partnership.
The   remaining   interests  in  the  Tumbleweed  restaurant   in
Chillicothe, Ohio are owned by AEI Real Estate Fund XVIII Limited
Partnership and an unrelated third party.  The remaining interest
in  the  Tumbleweed restaurant in Columbus, Ohio is owned by  AEI
Real  Estate  Fund  XVIII  Limited  Partnership.   The  remaining
interests  in the Razzoo's restaurant in Austin, Texas are  owned
by  AEI  Real Estate Fund XV Limited Partnership, AEI Real Estate
Fund  XVII Limited Partnership, and AEI Income & Growth Fund XXII
Limited  Partnership.  The remaining interests  in  the  Razzoo's
restaurant  in Alpharetta, Georgia are owned by AEI  Real  Estate
Fund  XVIII Limited Partnership, AEI Income & Growth Fund 23 LLC,
and  AEI  Private Net Lease Millennium Fund Limited  Partnership.
The  remaining interest in the Johnny Carino's restaurant in  San
Antonio, Texas is owned by AEI Income & Growth Fund 23 LLC.   The
remaining interests in the Champps Americana restaurant in Utica,
Michigan  are  owned  by  AEI  Real  Estate  Fund  XVII   Limited
Partnership  and  AEI Net Lease Income & Growth Fund  XX  Limited
Partnership.   The  remaining interests in the Marie  Callender's
restaurant,  the  HomeTown  Buffet restaurant,  the  Taco  Cabana
restaurant  in  Waco,  Texas, and the Applebee's  restaurants  in
Aurora,  Colorado, Crestview Hills, Kentucky and Temple  Terrace,
Florida are owned by unrelated third parties.

        The Partnership accounts for properties owned as tenants-
in-common  with  affiliated Partnerships and/or  unrelated  third
parties  using  the  proportionate  consolidation  method.   Each
tenant-in-common  owns  a  separate, undivided  interest  in  the
properties.   Any  tenant-in-common that holds more  than  a  50%
interest  does  not control decisions over the  other  tenant-in-
common  interests.   The financial statements reflect  only  this
Partnership's percentage share of the properties' land,  building
and equipment, liabilities, revenues and expenses.

        The initial Lease terms are for 20 years, except for  the
Marie   Callender's,  Tumbleweed,  Razzoo's   and   Taco   Cabana
restaurants,  and the Party City retail store, which  have  lease
terms of 15 years and the Johnny Carino's restaurant, which has a
Lease term of 17 years.  The Leases contain renewal options which
may  extend the Lease term an additional 15 years, except for the
Tumbleweed, Razzoo's and Taco Cabana restaurants, the  Applebee's
restaurants in Aurora, Colorado and Temple Terrace, Florida,  and
the  Denny's and HomeTown Buffet restaurants, which have  renewal
options that may extend the Lease term an additional 10 years and
the Garden Ridge retail store, which has renewal options that may
extend the Lease term an additional 25 years.

       Pursuant to the Lease Agreements, the tenants are required
to provide proof of adequate insurance coverage on the properties
they  occupy.   The General Partners believe the  properties  are
adequately covered by insurance and consider the properties to be
well-maintained and sufficient for the Partnership's operations.

ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

         For  tax  purposes,  the  Partnership's  properties  are
depreciated  under the Modified Accelerated Cost Recovery  System
(MACRS).  The largest depreciable component of a property is  the
building  which  is depreciated, using the straight-line  method,
over  31.5 or 39 years, depending on the date when it was  placed
in  service.  The remaining depreciable components of a  property
are   personal   property   and  land  improvements   which   are
depreciated,  using an accelerated method, over 5 and  15  years,
respectively.  Since the Partnership has tax-exempt Partners, the
Partnership is subject to the rules of Section 168(h)(6)  of  the
Internal  Revenue  Code  which  requires  a  percentage  of   the
properties' depreciable components to be depreciated over  longer
lives  using  the straight-line method.  In general, the  federal
tax  basis of the properties for tax depreciation purposes is the
same as the basis for book depreciation purposes.

        Through  December 31, 2001, all properties  listed  above
were 100% occupied.

ITEM 3.   LEGAL PROCEEDINGS.

       None.

ITEM 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

       None.


                             PART II

ITEM 5.   MARKET FOR THE REGISTRANT'S PARTNERSHIP UNITS AND
          RELATED SECURITY HOLDER MATTERS.

        As  of  December  31, 2001, there were 1,455  holders  of
record  of the registrant's Limited Partnership Units.  There  is
no  other  class  of  security outstanding  or  authorized.   The
registrant's  Units  are  not a traded security  in  any  market.
However,  the Partnership may acquire Units from Limited Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in any year more than 5% of the total number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        During  2001, eight Limited Partners redeemed a total  of
62.63  Partnership  Units  for $37,524  in  accordance  with  the
Partnership  Agreement.  In prior years, a total  of  forty-eight
Limited  Partners  redeemed 629 Partnership Units  for  $442,700.
The   redemptions   increase  the  remaining  Limited   Partners'
ownership interest in the Partnership.

       Cash distributions of $17,162 and $16,080 were made to the
General Partners and $1,661,501 and $1,511,527 were made  to  the
Limited   Partners   in   2001  and  2000,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash  Flow,  as  defined.   These  distributions  should  not  be
compared with dividends paid on capital stock by corporations.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

Results of Operations

        For  the  years  ended December 31, 2001  and  2000,  the
Partnership   recognized   rental  income   of   $1,880,434   and
$1,869,473,   respectively.   During  the   same   periods,   the
Partnership  earned investment income of $146,633  and  $102,702,
respectively.  In 2001, rental income increased as  a  result  of
additional rent received from four property acquisitions in  2001
and   2000  and  rent  increases  on  twelve  properties.   These
increases in rental income were partially offset by a decrease in
rental  income due to property sales discussed below.   In  2001,
additional investment income was earned on the net proceeds  from
property sales.

       In December, 1998, Gulf Coast Restaurants, Inc. (GCR), the
lessee  of  the  Applebee's restaurant in  Covington,  Louisiana,
filed  for  reorganization.   GCR continued  to  make  the  lease
payments  to  the  Partnership  under  the  supervision  of   the
bankruptcy  court.   A reorganization plan was  accepted  by  the
bankruptcy  court which provided for the Lease to be  assumed  by
GCR  and assigned to another operator who purchased the property.
The  reorganization  plan also provided for  the  Partnership  to
collect  all rents outstanding under the terms of the Lease.   On
October  25, 2000, the sale closed with the Partnership receiving
net sale proceeds of $1,112,386, which resulted in a net gain  of
$211,899.   At the time of sale, the cost and related accumulated
depreciation was $1,099,085 and $198,598.

        During  the years ended December 31, 2001 and  2000,  the
Partnership   paid   Partnership   administration   expenses   to
affiliated parties of $273,069 and $241,198, respectively.  These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners.   During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $29,611 and $77,033, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs,  taxes, insurance and other property costs.  The  decrease
in  these expenses in 2001, when compared to 2000, is mainly  the
result  of  expenses incurred in 2000 related to the  Media  Play
store.

       As of December 31, 2001, the Partnership's annualized cash
distribution  rate  was  8.5%,  based  on  the  Adjusted  Capital
Contribution.   Distributions of Net Cash  Flow  to  the  General
Partners are subordinated to the Limited Partners as required  in
the Partnership Agreement.  As a  result,  99%  of  distributions
were  allocated  to  Limited  Partners  and  1%  to  the  General
Partners.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   Leases  may contain rent increases,  based  on  the
increase  in  the  Consumer Price Index over a specified  period,
which  will result in an increase in rental income over the  term
of  the  leases.   In addition, leases may contain  rent  clauses
which  entitle  the  Partnership to receive  additional  rent  in
future  years  if gross receipts for the property exceed  certain
specified  amounts.  Increases in sales volumes of  the  tenants,
due to inflation and real sales growth, may result in an increase
in rental income over the term of the leases.  Inflation also may
cause the real estate to appreciate in value.  However, inflation
and  changing prices may have an adverse impact on the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

Liquidity and Capital Resources

       During the year ended December 31, 2001, the Partnership's
cash  balances decreased $1,621,511 mainly as the result of  cash
used  to  purchase property, which was partially offset  by  cash
generated  from  the  sale of property.   Net  cash  provided  by
operating  activities  decreased  from  $1,694,422  in  2000   to
$1,687,889 in 2001 as the result of net timing differences in the
collection  of  payments  from the lessees  and  the  payment  of
expenses,  which were partially offset by an increase  in  income
and a decrease in Partnership administration expenses in 2001.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from the sale of real estate.  During the year ended December 31,
2000,  the Partnership generated cash flow from the sale of  real
estate  of $2,103,602.  During the years ended December 31,  2001
and  2000,  the  Partnership expended  $2,285,509  and  $700,590,
respectively,   to  invest  in  real  properties  (inclusive   of
acquisition   expenses),  as  the  Partnership  reinvested   cash
generated from property sales.

        During  2000, the Partnership sold 44.4225% of the  Marie
Callender's   restaurant,  in  five  separate  transactions,   to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $853,753, which resulted in a  total  net  gain  of
$104,899.  The total cost and related accumulated depreciation of
the interests sold was $760,769 and $11,915, respectively.

        On  July 5, 2000, the Partnership's last Red Line  Burger
property  was sold to an unrelated third party.  The  Partnership
received net sale proceeds of $949, which resulted in a net  gain
of  $949.   In  1997,  the  Partnership recorded  a  real  estate
impairment equal to the net book value of the property.

        On  August 2, 2000, the Media Play store was sold  to  an
unrelated   third  party  for  $2,500,000.   The  sale  agreement
required  $500,000  in cash and a $2,000,000 contract  for  deed,
which  bore interest at 9%.  On January 16, 2001, the Partnership
received  its  share  of  the outstanding principal  and  accrued
interest  on the Note.  The Partnership's share of the  net  sale
proceeds  was $796,514, which resulted in a net gain of $116,325.
At   the   time   of  sale,  the  cost  and  related  accumulated
depreciation was $794,267 and $114,078.

        On  May 8, 2000, the Partnership purchased a 13% interest
in  a parcel of land in Austin, Texas for $176,800.  The land  is
leased  to  Razzoo's, Inc. (RI) under a Lease  Agreement  with  a
primary  term of 15 years and annual rental payments of  $15,028.
Effective  October  4,  2000, the annual rent  was  increased  to
$17,238.   Simultaneously  with the purchase  of  the  land,  the
Partnership entered into a Development Financing Agreement  under
which  the  Partnership advanced funds to RI for the construction
of a Razzoo's restaurant on the site.  Initially, the Partnership
charged  interest on the advances at a rate of  8.5%.   Effective
October  4,  2000  and  April 15, 2001,  the  interest  rate  was
increased  to 9.75% and 15.0%, respectively.  On June  27,  2001,
after  the  development was completed, the  Lease  Agreement  was
amended  to  require  annual rental  payments  of  $41,346.   The
Partnership's share of the total acquisition costs, including the
cost  of the land, was $417,939.  The remaining interests in  the
property   are  owned  by  AEI  Real  Estate  Fund   XV   Limited
Partnership,  AEI Real Estate Fund XVII Limited Partnership,  and
AEI Income & Growth Fund XXII Limited Partnership, affiliates  of
the Partnership.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       On June 30, 2000, the Partnership purchased a 16% interest
in  a  parcel  of land in Alpharetta, Georgia for $257,280.   The
land  is  leased  to Razzoo's, Inc. (RI) under a Lease  Agreement
with  a  primary term of 15 years and annual rental  payments  of
$21,869.   Effective  November 26,  2000,  the  annual  rent  was
increased  to $25,085.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement  under which the Partnership advanced funds to  RI  for
the   construction  of  a  Razzoo's  restaurant  on   the   site.
Initially, the Partnership charged interest on the advances at  a
rate  of 8.5%.  Effective November 26, 2000 and January 31, 2001,
the interest rate was increased to 9.75% and 15.0%, respectively.
On  July 11, 2001, after the development was completed, the Lease
Agreement  was  amended  to  require annual  rental  payments  of
$59,157.  The Partnership's share of the total acquisition costs,
including  the  cost  of the land, was $598,109.   The  remaining
interests in the property are owned by AEI Real Estate Fund XVIII
Limited  Partnership, AEI Income & Growth Fund 23  LLC,  and  AEI
Private Net Lease Millennium Fund Limited Partnership, affiliates
of the Partnership.

        On  February  2,  2001, the Partnership purchased  a  52%
interest  in a parcel of land in San Antonio, Texas for $401,440.
The  land is leased to Kona Restaurant Group, Inc. (KRG) under  a
Lease Agreement with a primary term of 17 years and annual rental
payments  of  $42,151.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership will advance funds  to  KRG
for the construction of a Johnny Carino's restaurant on the site.
The  Partnership charged interest on the advances at  a  rate  of
10.5%.  On November 2, 2001, after the development was completed,
the Lease Agreement was amended to require annual rental payments
of  $126,235.   The Partnership's share of the total  acquisition
costs,  including  the  cost of the land,  was  $1,194,932.   The
remaining  interest  in the property is owned  by  AEI  Income  &
Growth Fund 23 LLC, an affiliate of the Partnership.

        On  April  27,  2001,  the Partnership  purchased  a  28%
interest  in  a  parcel of land in Utica, Michigan for  $320,269.
The land is leased to Champps Entertainment, Inc. (Champps) under
a  Lease  Agreement with a primary term of 20  years  and  annual
rental  payments  of $30,454.  Effective October  23,  2001,  the
annual  rent was increased to $36,376.  Simultaneously  with  the
purchase  of the land, the Partnership entered into a Development
Financing  Agreement  under which the  Partnership  will  advance
funds  to  Champps  for the construction of a  Champps  Americana
restaurant  on  the  site.   Through  December  31,   2001,   the
Partnership  had  advanced $460,119 for the construction  of  the
property and was charging interest on the advances at a  rate  of
9.0%.   Effective  October  23,  2001,  the  interest  rate   was
increased to 10.75%.  On February 12, 2002, after the development
was  completed, the Lease Agreement was amended to require annual
rental  payments  of $105,350.  The Partnership's  share  of  the
total  purchase  price,  including the  cost  of  the  land,  was
approximately $980,000.  The remaining interests in the  property
are  owned  by AEI Real Estate Fund XVII Limited Partnership  and
AEI  Net  Lease  Income  &  Growth Fund XX  Limited  Partnership,
affiliates of the Partnership.

       The Partnership's primary use of cash flow is distribution
and  redemption  payments to Partners.  The Partnership  declares
its  regular  quarterly  distributions before  the  end  of  each
quarter and pays the distribution in the first week after the end
of  each quarter.  The Partnership attempts to maintain a  stable
distribution  rate from quarter to quarter.  Redemption  payments
are  paid  to  redeeming Partners in the fourth quarter  of  each
year.   Effective  April 1, 2001, the Partnership's  distribution
rate   was   increased  from  7.75%  to  8.5%.   As   a   result,
distributions were higher in 2001, when compared to 2000.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        The  Partnership may acquire Units from Limited  Partners
who  have tendered their Units to the Partnership. Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in  any  year  more than 5%  of  the  number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        During  2001, eight Limited Partners redeemed a total  of
62.63  Partnership  Units  for $37,524  in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using Net Cash Flow from operations.  In prior years, a total  of
forty-eight Limited Partners redeemed 629 Partnership  Units  for
$442,700.    The  redemptions  increase  the  remaining   Limited
Partners' ownership interest in the Partnership.

       The continuing rent payments from the properties, together
with  cash  generated from property sales, should be adequate  to
fund   continuing   distributions  and  meet  other   Partnership
obligations on both a short-term and long-term basis.

Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995

         The   foregoing  Management's  Discussion  and  Analysis
contains various "forward looking  statements" within the meaning
of   federal   securities   laws  which  represent   management's
expectations  or  beliefs  concerning  future  events,  including
statements  regarding anticipated application of  cash,  expected
returns  from rental income, growth in revenue, taxation  levels,
the  sufficiency  of  cash to meet operating expenses,  rates  of
distribution,  and  other  matters.   These,  and  other  forward
looking statements made by the Partnership, must be evaluated  in
the   context  of  a  number  of  factors  that  may  affect  the
Partnership's  financial  condition and  results  of  operations,
including the following:

    Market  and  economic conditions which affect the  value
    of  the  properties the Partnership owns and  the  cash
    from rental income such properties generate;

    the  federal  income tax consequences of rental  income,
    deductions,  gain  on  sales and other  items  and  the
    affects of these consequences for investors;

    resolution  by  the General Partners of  conflicts  with
    which they may be confronted;

    the   success  of  the  General  Partners  of   locating
    properties with favorable risk return characteristics;

    the effect of tenant defaults; and

    the  condition of the industries in which the tenants of
    properties owned by the Partnership operate.



ITEM 7.   FINANCIAL STATEMENTS.

       See accompanying index to financial statements.





   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  INDEX TO FINANCIAL STATEMENTS






Report of Independent Auditors

Balance Sheet as of December 31, 2001 and 2000

Statements for the Years Ended December 31, 2001 and 2000:

     Income

     Cash Flows

     Changes in Partners' Capital

Notes to Financial Statements





                 REPORT OF INDEPENDENT AUDITORS





To the Partners:
AEI Net Lease Income & Growth Fund XIX Limited Partnership
St. Paul, Minnesota




      We  have audited the accompanying balance sheet of AEI  Net
Lease  Income & Growth Fund XIX Limited Partnership (a  Minnesota
limited  partnership) as of December 31, 2001 and  2000  and  the
related statements of income, cash flows and changes in partners'
capital for the years then ended.  These financial statements are
the   responsibility  of  the  Partnership's   management.    Our
responsibility  is  to  express an  opinion  on  these  financial
statements based on our audits.

     We   conducted  our  audits  in  accordance  with   auditing
standards  generally accepted in the United  States  of  America.
Those  standards require that we plan and perform  the  audit  to
obtain   reasonable   assurance  about  whether   the   financial
statements are free of material misstatement.  An audit  includes
examining,  on a test basis, evidence supporting the amounts  and
disclosures in the financial statements.  An audit also  includes
assessing   the   accounting  principles  used  and   significant
estimates  made by management, as well as evaluating the  overall
financial  statement presentation.  We believe  that  our  audits
provide a reasonable basis for our opinion.

      In  our opinion, the financial statements referred to above
present  fairly, in all material respects, the financial position
of  AEI Net Lease Income & Growth Fund XIX Limited Partnership as
of  December 31, 2001 and 2000, and the results of its operations
and  its cash flows for the years then ended, in conformity  with
accounting principles generally accepted in the United States  of
America.




                             /s/ BOULAY, HEUTMAKER, ZIBELL & CO. P.L.L.P.
Minneapolis,  Minnesota          Boulay, Heutmaker, Zibell & Co. P.L.L.P.
January 23, 2002                   Certified Public Accountants


<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                          BALANCE SHEET

                           DECEMBER 31

                             ASSETS

                                                     2001           2000

CURRENT ASSETS:
  Cash and Cash Equivalents                      $   720,171    $ 2,341,682
  Receivables                                         25,115         25,614
  Short-Term Note Receivable                               0        656,040
                                                  -----------    -----------
      Total Current Assets                           745,286      3,023,336
                                                  -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                             6,026,643      5,284,857
  Buildings and Equipment                          9,748,310      8,381,642
  Construction in Progress                           460,119        283,064
  Accumulated Depreciation                        (1,835,922)    (1,531,630)
                                                  -----------    -----------
      Net Investments in Real Estate              14,399,150     12,417,933
                                                  -----------    -----------
           Total  Assets                         $15,144,436    $15,441,269
                                                  ===========    ===========


                      LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    25,068    $    62,065
  Distributions Payable                              411,405        375,149
                                                  -----------    -----------
      Total Current Liabilities                      436,473        437,214
                                                  -----------    -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                         0        (31,516)
  Limited Partners, $1,000 Unit Value;
   30,000 Units authorized; 21,152 Units issued;
   20,460 and 20,523 Units outstanding in
   2001 and 2000, respectively                    14,707,963     15,035,571
                                                  -----------    -----------
      Total Partners' Capital                     14,707,963     15,004,055
                                                  -----------    -----------
       Total Liabilities and Partners' Capital   $15,144,436    $15,441,269
                                                  ===========    ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                       STATEMENT OF INCOME

                 FOR THE YEARS ENDED DECEMBER 31


                                                    2001           2000

INCOME:
  Rent                                          $ 1,880,434   $ 1,869,473
  Investment Income                                 146,633       102,702
                                                 -----------   -----------
      Total Income                                2,027,067     1,972,175
                                                 -----------   -----------

EXPENSES:
  Partnership Administration - Affiliates           273,069       241,198
  Partnership Administration and Property
     Management - Unrelated Parties                  29,611        77,033
  Depreciation                                      304,292       330,317
                                                 -----------   -----------
      Total Expenses                                606,972       648,548
                                                 -----------   -----------

OPERATING INCOME                                  1,420,095     1,323,627

GAIN ON SALE OF REAL ESTATE                               0       434,072
                                                 -----------   -----------
NET INCOME                                      $ 1,420,095   $ 1,757,699
                                                 ===========   ===========

NET INCOME ALLOCATED:
  General Partners                              $    48,678   $    17,577
  Limited Partners                                1,371,417     1,740,122
                                                 -----------   -----------
                                                $ 1,420,095   $ 1,757,699
                                                 ===========   ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
 (20,507 and 20,619 weighted average Units
 outstanding in 2001 and 2000, respectively.)   $     66.88   $     84.39
                                                 ===========   ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                     STATEMENT OF CASH FLOWS

                 FOR THE YEARS ENDED DECEMBER 31

                                                   2001           2000

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                   $ 1,420,095    $ 1,757,699

  Adjustments To Reconcile Net Income
 To Net Cash Provided By Operating Activities:
     Depreciation                                  304,292        330,317
     Gain on Sale of Real Estate                         0       (434,072)
     Decrease in Receivables                           499          1,759
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                  (36,997)        38,719
                                                -----------    -----------
       Total Adjustments                           267,794        (63,277)
                                                -----------    -----------
       Net Cash Provided By
           Operating Activities                  1,687,889      1,694,422
                                                -----------    -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                   (2,285,509)      (700,590)
   Proceeds from Sale of Real Estate                     0      2,103,602
   Payments Received on Short-Term
      Notes Receivable                             656,040          3,960
                                                -----------    -----------
       Net Cash Provided By (Used For)
         Investing Activities                   (1,629,469)     1,406,972
                                                -----------    -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Increase in Distributions Payable                 36,256         12,447
  Distributions to Partners                     (1,678,284)    (1,526,795)
  Redemption Payments                              (37,903)       (81,196)
                                                -----------    -----------
       Net Cash Used For
         Financing Activities                   (1,679,931)    (1,595,544)
                                                -----------    -----------
NET INCREASE (DECREASE) IN CASH
  AND CASH EQUIVALENTS                          (1,621,511)     1,505,850

CASH AND CASH EQUIVALENTS, beginning of period   2,341,682        835,832
                                                -----------    -----------
CASH AND CASH EQUIVALENTS, end of period       $   720,171    $ 2,341,682
                                                ===========    ===========

SUPPLEMENTAL SCHEDULE OF NON-CASH INVESTING ACTIVITIES:
   Note Receivable Acquired in Sale of Property               $   660,000
                                                               ===========


 The accompanying Notes to Financial Statements are an integral
                    part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

            STATEMENT OF CHANGES IN PARTNERS' CAPITAL

                 FOR THE YEARS ENDED DECEMBER 31


                                                                    Limited
                                                                  Partnership
                              General      Limited                   Units
                              Partners     Partners      Total    Outstanding


BALANCE, December 31, 1999   $(33,013)   $14,887,360  $14,854,347   20,651.42

  Distributions               (15,268)    (1,511,527)  (1,526,795)

  Redemption Payments            (812)       (80,384)     (81,196)    (128.50)

  Net Income                   17,577      1,740,122    1,757,699
                              ---------   -----------  ----------- -----------
BALANCE, December 31, 2000    (31,516)    15,035,571   15,004,055   20,522.92

  Distributions               (16,783)    (1,661,501)  (1,678,284)

  Redemption Payments            (379)       (37,524)     (37,903)     (62.63)

  Net Income                   48,678      1,371,417    1,420,095
                              ---------   -----------  ----------- -----------
BALANCE, December 31, 2001   $      0    $14,707,963  $14,707,963   20,460.29
                              =========   ===========  =========== ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(1)  Organization -

     AEI  Net  Lease Income & Growth Fund XIX Limited Partnership
     (Partnership)  was  formed to acquire and  lease  commercial
     properties   to   operating  tenants.    The   Partnership's
     operations  are  managed by AEI Fund  Management  XIX,  Inc.
     (AFM), the Managing General Partner.  Robert P. Johnson, the
     President  and  sole  shareholder  of  AFM,  serves  as  the
     Individual General Partner and an affiliate of AFM, AEI Fund
     Management,  Inc.  (AEI)  performs  the  administrative  and
     operating functions for the Partnership.

     The   terms   of  the  Partnership  offering  call   for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced   operations  on  May  31,   1991   when   minimum
     subscriptions    of   1,500   Limited   Partnership    Units
     ($1,500,000)   were   accepted.   The  offering   terminated
     February  5, 1993 when the extended offering period expired.
     The   Partnership  received  subscriptions  for   21,151.928
     Limited Partnership Units ($21,151,928).

     Under  the  terms of the Limited Partnership Agreement,  the
     Limited  Partners and General Partners contributed funds  of
     $21,151,928,  and $1,000, respectively.  During  operations,
     any  Net  Cash Flow, as defined, which the General  Partners
     determine  to  distribute will be  distributed  90%  to  the
     Limited  Partners and 10% to the General Partners; provided,
     however,  that  such distributions to the  General  Partners
     will be subordinated to the Limited Partners first receiving
     an annual, noncumulative distribution of Net Cash Flow equal
     to  10%  of their Adjusted Capital Contribution, as defined,
     and,  provided  further, that in no event will  the  General
     Partners  receive  less than 1% of such Net  Cash  Flow  per
     annum.   Distributions to Limited Partners will be made  pro
     rata by Units.

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the General Partners determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner: (i) first,  99%  to  the
     Limited  Partners and 1% to the General Partners  until  the
     Limited  Partners  receive an amount  equal  to:  (a)  their
     Adjusted  Capital Contribution plus (b) an amount  equal  to
     12%  of  their  Adjusted  Capital  Contribution  per  annum,
     cumulative  but not compounded, to the extent not previously
     distributed  from Net Cash Flow; (ii) any remaining  balance
     will  be distributed 90% to the Limited Partners and 10%  to
     the General Partners.  Distributions to the Limited Partners
     will be made pro rata by Units.

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated  first  in the same ratio in  which,  and  to  the
     extent,  Net  Cash Flow is distributed to the  Partners  for
     such year.  Any additional profits will be allocated in  the
     same  ratio  as  the  last  dollar  of  Net  Cash  Flow   is
     distributed.   Net losses from operations will be  allocated
     98% to the Limited Partners and 2% to the General Partners.



   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(1)  Organization - (Continued)

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with the Partnership Agreement as  follows:  (i)
     first,  to  those  partners with deficit balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the Limited  Partners
     and  1%  to the General Partners until the aggregate balance
     in  the Limited Partners' capital accounts equals the sum of
     the Limited Partners' Adjusted Capital Contributions plus an
     amount  equal to 12% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated;  (iii)  third,  the  balance  of  any
     remaining  gain  will then be allocated 90% to  the  Limited
     Partners  and 10% to the General Partners.  Losses  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.

     The  General Partners are not required to currently  fund  a
     deficit   capital   balance.   Upon   liquidation   of   the
     Partnership or withdrawal by a General Partner, the  General
     Partners will contribute to the Partnership an amount  equal
     to  the  lesser  of  the deficit balances in  their  capital
     accounts  or  1%  of  total Limited  Partners'  and  General
     Partners' capital contributions.

(2)  Summary of Significant Accounting Policies -

     Financial Statement Presentation

       The  accounts  of  the Partnership are maintained  on  the
       accrual  basis of accounting for both federal  income  tax
       purposes and financial reporting purposes.

     Accounting Estimates

       Management  uses  estimates and assumptions  in  preparing
       these  financial statements in accordance  with  generally
       accepted  accounting  principles.   Those  estimates   and
       assumptions may affect the reported amounts of assets  and
       liabilities,  the  disclosure  of  contingent  assets  and
       liabilities,  and  the  reported  revenues  and  expenses.
       Actual results could differ from those estimates.

       The  Partnership regularly assesses whether market  events
       and conditions indicate that it is reasonably possible  to
       recover  the carrying amounts of its investments  in  real
       estate  from  future operations and sales.   A  change  in
       those  market events and conditions could have a  material
       effect on the carrying amount of its real estate.

     Cash Concentrations of Credit Risk

       The  Partnership's  cash  is deposited  primarily  in  one
       financial institution and at times during the year it  may
       exceed FDIC insurance limits.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(2)  Summary of Significant Accounting Policies - (Continued)

     Statement of Cash Flows

       For  purposes  of  reporting cash  flows,  cash  and  cash
       equivalents  may include cash in checking,  cash  invested
       in   money   market  accounts,  certificates  of  deposit,
       federal  agency notes and commercial paper with a term  of
       three months or less.

     Income Taxes

       The  income or loss of the Partnership for federal  income
       tax  reporting  purposes is includable in the  income  tax
       returns of the partners.  Accordingly, no recognition  has
       been  given to income taxes in the accompanying  financial
       statements.

       The  tax  return, the qualification of the Partnership  as
       such  for  tax  purposes, and the amount of  distributable
       Partnership  income or loss are subject to examination  by
       federal   and  state  taxing  authorities.   If  such   an
       examination  results  in  changes  with  respect  to   the
       Partnership  qualification or in changes to  distributable
       Partnership  income  or loss, the taxable  income  of  the
       partners would be adjusted accordingly.

     Real Estate

       The  Partnership's real estate is leased under triple  net
       leases  classified as operating leases.   The  Partnership
       recognizes  rental revenue on the accrual basis  according
       to  the terms of the individual leases.  For leases  which
       contain   rental  increases  based  on  cost   of   living
       increases,  the increases are recognized in  the  year  in
       which they are effective.

       Real  estate is recorded at the lower of cost or estimated
       net   realizable  value.   The  Partnership  compares  the
       carrying amount of its properties to the estimated  future
       cash  flows expected to result from the property  and  its
       eventual  disposition.  If the sum of the expected  future
       cash  flows  is  less  than the  carrying  amount  of  the
       property,  the  Partnership recognizes an impairment  loss
       by  the  amount  by  which  the  carrying  amount  of  the
       property exceeds the fair value of the property.

       The  Partnership  has capitalized as Investments  in  Real
       Estate   certain   costs  incurred  in  the   review   and
       acquisition  of the properties.  The costs were  allocated
       to the land, buildings and equipment.

       The   buildings  and  equipment  of  the  Partnership  are
       depreciated  using the straight-line method for  financial
       reporting purposes based on estimated useful lives  of  30
       years and 10 years, respectively.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(2)  Summary of Significant Accounting Policies - (Continued)

       The  Partnership accounts for properties owned as tenants-
       in-common  with  affiliated Partnerships and/or  unrelated
       third   parties   using  the  proportionate  consolidation
       method.   Each tenant-in-common owns a separate, undivided
       interest  in  the  properties.  Any tenant-in-common  that
       holds  more than a 50% interest does not control decisions
       over  the other tenant-in-common interests.  The financial
       statements  reflect  only  this  Partnership's  percentage
       share  of  the  properties' land, building and  equipment,
       liabilities, revenues and expenses.

     Newly Issued Pronouncements

       The   Financial  Accounting  Standards  Board  has  issued
       Statement  of  Financial  Accounting  Standards  No.  143,
       Accounting  for  Asset Retirement Obligations  (SFAS  143)
       and  Statement of Financial Accounting Standards No.  144,
       Accounting  for the Impairment or Disposal  of  Long-Lived
       Assets  (SFAS  144).  SFAS 143 will be applicable  to  the
       Partnership  in  the year ended December 31,  2003.   SFAS
       144  will  be  applicable to the Partnership in  the  year
       ended   December  31,  2002.   Management   is   currently
       evaluating  the  impact of SFAS 143 and SFAS  144  on  its
       financial statements.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(3)  Related Party Transactions -

     The  Partnership owns a 38.2362% interest in a  Taco  Cabana
     restaurant  in  Houston, Texas.  The remaining  interest  in
     this  property is owned by AEI Real Estate Fund 86-A Limited
     Partnership,   an   affiliate  of  the   Partnership.    The
     Partnership owns a 40.75% interest in a Garden Ridge  retail
     store.   The remaining interests in this property are  owned
     by AEI Net Lease Income & Growth Fund XX Limited Partnership
     and  AEI  Income  &  Growth  Fund XXI  Limited  Partnership,
     affiliates  of  the  Partnership.  The  Partnership  owns  a
     23.95%  interest in a Champps Americana restaurant in  Troy,
     Michigan.   The  remaining interests in  this  property  are
     owned  by  AEI Real Estate Fund XV Limited Partnership,  AEI
     Real  Estate  Fund  XVII Limited Partnership  and  AEI  Real
     Estate  Fund  XVIII Limited Partnership, affiliates  of  the
     Partnership.   The Partnership owns a 40.0%  interest  in  a
     Tumbleweed  restaurant in Chillicothe, Ohio.  The  remaining
     interests in this property are owned by AEI Real Estate Fund
     XVIII Limited Partnership and unrelated third parties.   The
     Individual  General Partner owned a 15.0% interest  in  this
     property  until the interest was sold to an unrelated  third
     party  in  August,  2001.   The  Partnership  owns  a  60.0%
     interest in a Tumbleweed restaurant in Columbus, Ohio.   The
     remaining  interest in this property is owned  by  AEI  Real
     Estate Fund XVIII Limited Partnership.  The Partnership owns
     a  2.5775% interest in a Marie Callender's restaurant.   The
     remaining  interests in this property are owned by unrelated
     third  parties.   AEI  Income &  Growth  Fund  XXII  Limited
     Partnership, an affiliate of the Partnership, owned a  53.0%
     interest in this property until the interest was sold, in  a
     series of transactions, to unrelated third parties in  2000.
     The   Partnership  owns  a  13.0%  interest  in  a  Razzoo's
     restaurant  in  Austin, Texas.  The remaining  interests  in
     this  property are owned by AEI Real Estate Fund XV  Limited
     Partnership,  AEI Real Estate Fund XVII Limited Partnership,
     and  AEI Income & Growth Fund XXII Limited Partnership.  The
     Partnership  owns a 16.0% interest in a Razzoo's  restaurant
     in  Alpharetta,  Georgia.  The remaining interests  in  this
     property  are  owned by AEI Real Estate Fund  XVIII  Limited
     Partnership,  AEI  Income & Growth  Fund  23  LLC,  and  AEI
     Private  Net  Lease  Millennium  Fund  Limited  Partnership,
     affiliates of the Partnership.  The Partnership owns a 52.0%
     interest  in  a Johnny Carino's restaurant in  San  Antonio,
     Texas.  The remaining interest in this property is owned  by
     AEI Income & Growth Fund 23 LLC.  The Partnership owns a 28%
     interest  in  a  Champps  Americana  restaurant  in   Utica,
     Michigan.   The  remaining interests in  this  property  are
     owned  by AEI Real Estate Fund XVII Limited Partnership  and
     AEI  Net  Lease Income & Growth Fund XX Limited Partnership.
     The  Partnership  owned a 33.0% interest  in  a  Media  Play
     retail store.  The remaining interests in this property were
     owned  by  AEI  Net Lease Income & Growth  Fund  XX  Limited
     Partnership  and  AEI  Income  &  Growth  Fund  XXI  Limited
     Partnership.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(3)  Related Party Transactions - (Continued)

     AEI   and  AFM  received  the  following  compensation   and
     reimbursements for costs and expenses from the Partnership:

                                    Total Incurred by the Partnership
                                     for the Years Ended December 31

                                                  2001          2000
a.AEI and AFM are reimbursed for all costs
  incurred in connection with managing the
  Partnership's operations, maintaining the
  Partnership's books and communicating
  the results of operations to the Limited
  Partners.                                    $ 273,069      $ 241,198
                                                ========       ========
b.AEI and AFM are reimbursed for all direct
  expenses they have paid on the Partnership's
  behalf to third parties relating to Partnership
  administration and property management.
  These expenses included printing costs, legal
  and filing fees, direct administrative costs,
  outside audit and accounting costs, taxes,
  insurance and other property costs.          $  29,611      $  77,033
                                                ========       ========
c.AEI is reimbursed for all costs and direct
  expenses incurred by it in acquiring properties
  on behalf of the Partnership.  The amounts are net
  of financing and commitment fees and expense
  reimbursements received by the Partnership from
  the lessees in the amount of $55,145 and $24,597
  for 2001 and 2000, respectively.             $ (28,882)     $ (16,554)
                                                ========       ========
d.AEI is reimbursed for all costs incurred in
  connection with the sale of property.        $       0      $  38,220
                                                ========       ========

     The  payable  to  AEI Fund Management, Inc.  represents  the
     balance  due for the services described in 3a, b, c  and  d.
     This balance is non-interest bearing and unsecured and is to
     be paid in the normal course of business.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(4)  Short-Term Note Receivable -

     On  August 2, 2000, the Partnership received a Contract  for
     Deed  from an affiliate of the buyer of the Media Play store
     in  Apple Valley, Minnesota.  The Note bore interest  at  9%
     and was secured by the land, building and equipment.  As  of
     December  31,  2000, the Partnership's share of  outstanding
     principal  due  on the Note was $656,040.   On  January  16,
     2001, the Partnership received the outstanding principal and
     accrued interest on the Note.

(5)  Investments in Real Estate -

     The  Partnership  leases its properties to  various  tenants
     through triple net leases, which are classified as operating
     leases.  Under a triple net lease, the lessee is responsible
     for  all  real estate taxes, insurance, maintenance, repairs
     and  operating expenses of the property.  The initial  Lease
     terms  are  for 20 years, except for the Marie  Callender's,
     Tumbleweed,  Razzoo's and Taco Cabana restaurants,  and  the
     Party City retail store, which have Lease terms of 15 years,
     and  the Johnny Carino's restaurant, which has a Lease  term
     of  17 years.  The Leases contain renewal options which  may
     extend the Lease term an additional 15 years, except for the
     Tumbleweed,  Razzoo's  and  Taco  Cabana  restaurants,   the
     Applebee's  restaurants  in  Aurora,  Colorado  and   Temple
     Terrace,  Florida,  and  the  Denny's  and  HomeTown  Buffet
     restaurants, which have renewal options that may extend  the
     Lease  term  an  additional 10 years, and the  Garden  Ridge
     retail store, which has renewal options that may extend  the
     Lease term an additional 25 years.  The Leases contain  rent
     clauses  which entitle the Partnership to receive additional
     rent  in future years based on stated rent increases  or  if
     gross  receipts  for the property exceed  certain  specified
     amounts, among other conditions.  Certain lessees have  been
     granted options to purchase the property.  Depending on  the
     lease, the purchase price is either determined by a formula,
     or  is  the greater of the fair market value of the property
     or the amount determined by a formula.  In all cases, if the
     option  were  to  be exercised by the lessee,  the  purchase
     price  would  be  greater  than the  original  cost  of  the
     property.

     The  Partnership's properties are commercial,  single-tenant
     buildings.  The Taco Cabana restaurant in Houston, Texas was
     constructed  in  1987  and acquired in  1991.   The  Denny's
     restaurant was constructed and acquired in 1994.  The Garden
     Ridge  retail  store was constructed and acquired  in  1996.
     The Party City retail store was constructed and acquired  in
     1997. The Champps Americana restaurant in Troy, Michigan and
     Tumbleweed  restaurants  were constructed  and  acquired  in
     1998.   The Marie Callender's restaurant was constructed  in
     1998,  and acquired in 1999.  The land for the two  Razzoo's
     restaurants  was  acquired in 2000 and construction  of  the
     restaurants  was  completed in 2001.   The  Johnny  Carino's
     restaurant was constructed and acquired in 2001.   The  land
     for  the Champps Americana restaurant in Utica, Michigan was
     acquired  in  2001  and construction of the  restaurant  was
     completed   in   2002.    The  remaining   properties   were
     constructed and acquired in either 1992 or 1993.  There have
     been no costs capitalized as improvements subsequent to  the
     acquisitions.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(5)  Investments in Real Estate - (Continued)

     For  those properties in the table below which do  not  have
     land  costs,  the lessee has entered into land  leases  with
     unrelated  third  parties.  The cost of the  properties  and
     related accumulated depreciation at December 31, 2001 are as
     follows:

                                           Buildings and          Accumulated
Property                           Land      Equipment    Total   Depreciation

Taco Cabana, Houston, TX      $   334,414  $  212,908  $   547,322 $   73,927
Taco Cabana, San Antonio, TX      598,533     548,741    1,147,274    186,367
Taco Cabana, Waco, TX               7,788      11,933       19,721      3,958
Applebee's, Aurora, CO             15,969      28,813       44,782      9,474
Applebee's, Crestwood, MO               0     803,418      803,418    246,403
Applebee's, Crestview Hills, KY     4,490       9,549       14,039      2,855
HomeTown Buffet, Tucson, AZ        15,314      13,104       28,418      3,731
Applebee's, Temple Terrace, FL     44,568      51,694       96,262     15,831
Applebee's, Beaverton, OR         636,972   1,123,107    1,760,079    321,395
Denny's, Apple Valley, CA         461,013     716,641    1,177,654    192,857
Garden Ridge, Pineville, NC     1,171,849   2,443,529    3,615,378    468,343
Party City, Gainesville, GA       642,964     792,345    1,435,309    116,063
Champps Americana, Troy, MI       381,640     799,545    1,181,185     92,526
Tumbleweed, Chillicothe, OH       206,725     298,500      505,225     33,261
Tumbleweed, Columbus, OH          321,614     501,882      823,496     53,038
Marie Callender's, Henderson, NV   18,209      25,933       44,142      1,945
Razzoo's, Austin, TX              175,141     242,798      417,939      4,214
Razzoo's, Alpharetta, GA          251,695     346,414      598,109      5,367
Johnny Carino's, San Antonio, TX  417,476     777,456    1,194,932      4,367
Champps Americana, Utica, MI      320,269           0      320,269          0
                                ----------  ----------  ----------- ----------
                               $6,026,643  $9,748,310  $15,774,953 $1,835,922
                                ==========  ==========  =========== ==========


     During  2000,  the Partnership sold 44.4225%  of  the  Marie
     Callender's  restaurant, in five separate  transactions,  to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $853,753, which resulted in  a  total  net
     gain  of  $104,899.  The total cost and related  accumulated
     depreciation of the interests sold was $760,769 and $11,915,
     respectively.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(5)  Investments in Real Estate - (Continued)

     On  July  5,  2000, the Partnership's last Red  Line  Burger
     property  was  sold  to  an  unrelated  third  party.    The
     Partnership  received  net  sale  proceeds  of  $949,  which
     resulted  in  a net gain of $949.  In 1997, the  Partnership
     recorded  a  real estate impairment equal to  the  net  book
     value of the property.

     On  August  2,  2000, the Media Play store was  sold  to  an
     unrelated  third party for $2,500,000.  The  sale  agreement
     required  $500,000  in  cash and a $2,000,000  contract  for
     deed,  which bore interest at 9%.  On January 16, 2001,  the
     Partnership received its share of the outstanding  principal
     and  accrued interest on the Note.  The Partnership's  share
     of  the net sale proceeds was $796,514, which resulted in  a
     net  gain  of $116,325.  At the time of sale, the  cost  and
     related accumulated depreciation was $794,267 and $114,078.

     In  December, 1998, Gulf Coast Restaurants, Inc. (GCR),  the
     lessee of the Applebee's restaurant in Covington, Louisiana,
     filed  for reorganization.  GCR continued to make the  lease
     payments  to  the Partnership under the supervision  of  the
     bankruptcy court.  A reorganization plan was accepted by the
     bankruptcy court which provided for the Lease to be  assumed
     by  GCR  and assigned to another operator who purchased  the
     property.   The  reorganization plan also provided  for  the
     Partnership to collect all rents outstanding under the terms
     of the Lease.  On October 25, 2000, the sale closed with the
     Partnership receiving net sale proceeds of $1,112,386, which
     resulted  in a net gain of $211,899.  At the time  of  sale,
     the cost and related accumulated depreciation was $1,099,085
     and $198,598.

     On  May 8, 2000, the Partnership purchased a 13% interest in
     a parcel of land in Austin, Texas for $176,800.  The land is
     leased to Razzoo's, Inc. (RI) under a Lease Agreement with a
     primary  term  of  15  years and annual rental  payments  of
     $15,028.   Effective October 4, 2000, the  annual  rent  was
     increased  to $17,238.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing  Agreement  under which the  Partnership  advanced
     funds to RI for the construction of a Razzoo's restaurant on
     the  site.   Initially, the Partnership charged interest  on
     the  advances at a rate of 8.5%.  Effective October 4,  2000
     and April 15, 2001, the interest rate was increased to 9.75%
     and  15.0%,  respectively.   On June  27,  2001,  after  the
     development  was completed, the Lease Agreement was  amended
     to   require   annual  rental  payments  of  $41,346.    The
     Partnership's   share  of  the  total   acquisition   costs,
     including the cost of the land, was $417,939.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(5)  Investments in Real Estate - (Continued)

     On  June  30, 2000, the Partnership purchased a 16% interest
     in  a  parcel  of land in Alpharetta, Georgia for  $257,280.
     The  land  is  leased to Razzoo's, Inc. (RI) under  a  Lease
     Agreement with a primary term of 15 years and annual  rental
     payments  of  $21,869.   Effective November  26,  2000,  the
     annual  rent was increased to $25,085.  Simultaneously  with
     the  purchase  of the land, the Partnership entered  into  a
     Development  Financing Agreement under which the Partnership
     advanced  funds  to RI for the construction  of  a  Razzoo's
     restaurant on the site.  Initially, the Partnership  charged
     interest  on  the  advances at a rate  of  8.5%.   Effective
     November  26,  2000 and January 31, 2001, the interest  rate
     was increased to 9.75% and 15.0%, respectively.  On July 11,
     2001,   after  the  development  was  completed,  the  Lease
     Agreement  was amended to require annual rental payments  of
     $59,157.   The Partnership's share of the total  acquisition
     costs, including the cost of the land, was $598,109.

     On  February  2,  2001,  the  Partnership  purchased  a  52%
     interest  in  a  parcel of land in San  Antonio,  Texas  for
     $401,440.  The land is leased to Kona Restaurant Group, Inc.
     (KRG)  under  a Lease Agreement with a primary  term  of  17
     years and annual rental payments of $42,151.  Simultaneously
     with  the purchase of the land, the Partnership entered into
     a   Development   Financing  Agreement   under   which   the
     Partnership  will advance funds to KRG for the  construction
     of   a   Johnny  Carino's  restaurant  on  the  site.    The
     Partnership charged interest on the advances at  a  rate  of
     10.5%.   On  November  2, 2001, after  the  development  was
     completed, the Lease Agreement was amended to require annual
     rental payments of $126,235.  The Partnership's share of the
     total acquisition costs, including the cost of the land, was
     $1,194,932.

     On  April 27, 2001, the Partnership purchased a 28% interest
     in  a  parcel of land in Utica, Michigan for $320,269.   The
     land  is  leased  to Champps Entertainment,  Inc.  (Champps)
     under a Lease Agreement with a primary term of 20 years  and
     annual  rental payments of $30,454.  Effective  October  23,
     2001,   the   annual   rent   was  increased   to   $36,376.
     Simultaneously   with  the  purchase  of   the   land,   the
     Partnership  entered into a Development Financing  Agreement
     under  which the Partnership will advance funds  to  Champps
     for  the  construction of a Champps Americana restaurant  on
     the  site.   Through December 31, 2001, the Partnership  had
     advanced  $460,119 for the construction of the property  and
     was  charging  interest on the advances at a rate  of  9.0%.
     Effective  October 23, 2001, the interest rate was increased
     to  10.75%.  On February 12, 2002, after the development was
     completed, the Lease Agreement was amended to require annual
     rental payments of $105,350.  The Partnership's share of the
     total  purchase price, including the cost of the  land,  was
     approximately $980,000.

     The  Partnership owns a 2.4058% interest in  a  Taco  Cabana
     restaurant  in  Waco,  Texas,  a  3.3979%  interest  in   an
     Applebee's  restaurant  in  Aurora,  Colorado,   a   1.1054%
     interest in an Applebee's restaurant in Crestview, Kentucky,
     a  2.2074%  interest  in  a HomeTown  Buffet  restaurant  in
     Tucson,  Arizona,  and a 9.0963% interest in  an  Applebee's
     restaurant  in  Temple  Terrace,  Florida.   The   remaining
     interests  in these properties are owned by unrelated  third
     parties,  who  own  the properties with the  Partnership  as
     tenants-in-common.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(5)  Investments in Real Estate - (Continued)

     The   minimum  future  rentals  on  the  Leases  for   years
     subsequent to December 31, 2001 are as follows:

                       2002           $ 2,046,008
                       2003             2,068,881
                       2004             2,104,717
                       2005             2,129,347
                       2006             2,123,915
                       Thereafter      16,640,230
                                       ----------
                                      $27,113,098
                                       ==========

     There were no contingent rents recognized in 2001 and 2000.

(6)  Major Tenants -

     The following schedule presents rent revenue from individual
     tenants,   or  affiliated  groups  of  tenants,   who   each
     contributed more than ten percent of the Partnership's total
     rent revenue for the years ended December 31:

                                                  2001          2000
      Tenants                 Industry

     Garden Ridge L.P.       Retail            $  417,283   $  383,973
     Texas Taco Cabana L.P.  Restaurant           288,475      278,719
     WCM Oregon, L.L.C.      Restaurant           263,521      254,610
                                                ----------   ----------

     Aggregate rent revenue of major tenants   $  969,279   $  917,302
                                                ==========   ==========

     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue                52%          49%
                                                ==========   ==========



   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(7)  Partners' Capital -

     Cash  distributions of $17,162 and $16,080 were made to  the
     General Partners and $1,661,501 and $1,511,527 were made  to
     the  Limited Partners for the years ended December 31,  2001
     and 2000, respectively.  The Limited Partners' distributions
     represent  $81.02  and $73.31 per Limited  Partnership  Unit
     outstanding  using 20,507 and 20,619 weighted average  Units
     in 2001 and 2000, respectively.  The distributions represent
     $65.05 and $73.31 per Unit of Net Income and $15.97 and $-0-
     per  Unit of return of contributed capital in 2001 and 2000,
     respectively.

     Distributions  of  Net  Cash Flow to  the  General  Partners
     during  2001  and  2000  were subordinated  to  the  Limited
     Partners  as  required in the Partnership Agreement.   As  a
     result,  99% of distributions were allocated to the  Limited
     Partners and 1% to the General Partners.

     The  Partnership may acquire Units from Limited Partners who
     have tendered their Units to the Partnership. Such Units may
     be acquired at a discount.  The Partnership is not obligated
     to  purchase in any year more than 5% of the number of Units
     outstanding at the beginning of the year.  In no event shall
     the  Partnership be obligated to purchase Units if,  in  the
     sole  discretion  of  the  Managing  General  Partner,  such
     purchase  would  impair  the capital  or  operation  of  the
     Partnership.

     During  2001,  eight Limited Partners redeemed  a  total  of
     62.63  Partnership Units for $37,524 in accordance with  the
     Partnership Agreement.  The Partnership acquired these Units
     using  Net  Cash  Flow from operations.   In  2000,  fifteen
     Limited Partners redeemed a total of 128.5 Partnership Units
     for $80,384.  The redemptions increase the remaining Limited
     Partners' ownership interest in the Partnership.

     After  the  effect of redemptions and the return of  capital
     from   the   sale   of   property,  the   Adjusted   Capital
     Contribution,  as defined in the Partnership  Agreement,  is
     $976.91 per original $1,000 invested.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(8)  Income Taxes -

     The   following  is  a  reconciliation  of  net  income  for
     financial reporting purposes to income reported for  federal
     income tax purposes for the years ended December 31:

                                                 2001          2000

     Net Income for Financial
      Reporting Purposes                      $1,420,095    $1,757,699

     Depreciation for Tax Purposes
      Under Depreciation for Financial
      Reporting Purposes                          38,273        30,480

     Income Accrued for Tax Purposes
      Over Income for Financial
      Reporting Purposes                           7,481             0

     Gain on Sale of Real Estate for
      Tax Purposes Under Gain
      for Financial Reporting Purposes                 0      (801,666)
                                               -----------   -----------
           Taxable Income to Partners         $1,465,849    $  986,513
                                               ===========   ===========



   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2001 AND 2000

(8)  Income Taxes - (Continued)

     The  following is a reconciliation of Partners' capital  for
     financial  reporting purposes to Partners' capital  reported
     for federal income tax purposes for the years ended December
     31:
                                                2001           2000

     Partners' Capital for
       Financial  Reporting Purposes        $14,707,963    $15,004,055

     Adjusted Tax Basis of Investments
      in Real Estate Over Net Investments
      in Real Estate for Financial
      Reporting Purposes                         98,284         60,011

     Income Accrued for Tax Purposes
      Over Income for Financial
      Reporting Purposes                          7,481              0

     Syndication Costs Treated as
      Reduction of Capital
      For Financial Reporting Purposes        3,012,278      3,012,278
                                             -----------    -----------
           Partners' Capital for
               Tax  Reporting Purposes      $17,826,006    $18,076,344
                                             ===========    ===========

(9)  Fair Value of Financial Instruments -

     The estimated fair values of the financial instruments, none
     of  which  are held for trading purposes, are as follows  at
     December 31:

                                    2001                    2000
                           Carrying       Fair      Carrying       Fair
                            Amount        Value      Amount        Value

     Cash                $      472   $      472   $      572   $      572
     Money Market Funds     719,699      719,699    2,341,110    2,341,110
                          ----------   ----------   ----------   ----------
       Total Cash and
        Cash Equivalents $  720,171   $  720,171   $2,341,682   $2,341,682
                          ==========   ==========   ==========   ==========

ITEM 8.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
         ACCOUNTING AND FINANCIAL DISCLOSURE.

       None.


                            PART III

ITEM 9. DIRECTORS, EXECUTIVE OFFICERS, PROMOTERS AND CONTROL
        PERSONS; COMPLIANCE WITH SECTION 16(a) OF THE EXCHANGE ACT.

        The  registrant  is  a  limited partnership  and  has  no
officers,  directors, or direct employees.  The General  Partners
of  the  registrant are Robert P. Johnson and AFM.   The  General
Partners  manage and control the Partnership's affairs  and  have
general  responsibility and the ultimate authority in all matters
affecting the Partnership's business.  The director and  officers
of AFM are as follows:

        Robert  P.  Johnson, age 57, is Chief Executive  Officer,
President  and  Director and has held these positions  since  the
formation  of  AFM in September, 1990, and has  been  elected  to
continue in these positions until December, 2002.  From  1970  to
the  present, he had been employed exclusively in the  investment
industry,  specializing  in  tax-advantaged  limited  partnership
investments.   In  that  capacity, he has been  involved  in  the
development,  analysis, marketing and management  of  public  and
private investment programs investing in net lease properties  as
well  as  public  and  private investment programs  investing  in
energy  development.   Since  1971,  Mr.  Johnson  has  been  the
president,  a  director  and  a  registered  principal   of   AEI
Securities,  Inc.,  which is registered with the  Securities  and
Exchange Commission as a securities broker-dealer, is a member of
the  National Association of Securities Dealers, Inc. (NASD)  and
is  a  member  of  the Security Investors Protection  Corporation
(SIPC).   Mr.  Johnson has been president,  a  director  and  the
principal shareholder of AEI Fund Management, Inc., a real estate
management  company founded by him, since 1978.  Mr.  Johnson  is
currently  a general partner or principal of the general  partner
in  thirteen  limited partnerships and a managing member  in  two
LLCs.

        Mark  E.  Larson,  age 49, is Executive  Vice  President,
Treasurer  and  Chief  Financial  Officer  and  has  held   these
positions since the formation of AFM in September, 1990, and  has
been elected to continue in these positions until December, 2002.
In January, 1993, Mr. Larson was elected to serve as Secretary of
AFM  and will continue to serve until December, 2001.  Mr. Larson
has  been  employed by AEI Fund Management, Inc.  and  affiliated
entities  since  1985.  From 1979 to 1985, Mr.  Larson  was  with
Apache  Corporation as manager of Program Accounting  responsible
for  the  accounting  and  reports for  approximately  46  public
partnerships.   Mr.  Larson is responsible  for  supervising  the
accounting functions of AFM and the registrant.

ITEM 10.  EXECUTIVE COMPENSATION.

        The General Partner and affiliates are reimbursed at cost
for  all  services performed on behalf of the registrant and  for
all  third party expenses paid on behalf of the registrant.   The
cost for services performed on behalf of the registrant is actual
time  spent  performing such services plus  an  overhead  burden.
These  services include organizing the registrant  and  arranging
for  the  offer  and  sale  of Units,  reviewing  properties  for
acquisition and rendering administrative and management services.

ITEM 11. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
         MANAGEMENT.

        The following table sets forth information pertaining  to
the   ownership  of  the  Units  by  each  person  known  by  the
Partnership to beneficially own 5% or more of the Units, by  each
General  Partner, and by each officer or director of the Managing
General Partner as of February 28, 2002:

     Name and Address                   Number of     Percent
   of Beneficial Owner                  Units Held    of Class

   AEI Fund Management XIX, Inc.            0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Robert P. Johnson                       5.12          *
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Mark E. Larson                           0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   *  Less than 1%

The  persons  set forth in the preceding table hold  sole  voting
power  and power of disposition with respect to all of the  Units
set forth opposite their names.  The General Partners know of  no
holders of more than 5% of the outstanding Units.

ITEM 12.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.

        The  registrant,  AFM  and  its  affiliates  have  common
management and utilize the same facilities.  As a result, certain
administrative  expenses  are  allocated  among   these   related
entities.   All  of  such activities and any  other  transactions
involving the affiliates of the General Partner of the registrant
are  governed  by,  and  are conducted in  conformity  with,  the
limitations set forth in the Limited Partnership Agreement of the
registrant.

        The following table sets forth the forms of compensation,
distributions  and cost reimbursements paid by the registrant  to
the  General Partners or their Affiliates in connection with  the
operation  of  the Fund and its properties for  the  period  from
inception through December 31, 2001.

Person or Entity                                    Amount Incurred From
 Receiving                  Form and Method     Inception (September 14, 1990)
Compensation                of Compensation          To December 31, 2001

AEI Securities, Inc.   Selling Commissions equal to       $2,115,193
                       7% of proceeds plus a 3%
                       nonaccountable expense allowance,
                       most of which was reallowed to
                       Participating Dealers.

General Partners and   Reimbursement at Cost for other    $  903,786
Affiliates             Organization and Offering Costs.

General Partners and   Reimbursement at Cost for all      $  517,691
Affiliates             Acquisition Expenses.


ITEM 12. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS. (Continued)

Person or Entity                                    Amount Incurred From
 Receiving                  Form and Method     Inception (September 14, 1990)
Compensation                of Compensation          To December 31, 2001

General Partners and   Reimbursement at Cost for all      $2,631,694
Affiliates             Administrative Expenses
                       attributable to the Fund,
                       including all expenses related to
                       management of the Fund's properties
                       and all other transfer agency,
                       reporting, partner relations and
                       other administrative functions.

General Partners and   Reimbursement at Cost for all      $  615,742
Affiliates             expenses related to the
                       disposition of the Fund's
                       properties.

General Partners       1% of Net Cash Flow in any fiscal  $  162,054
                       year until the Limited Partners
                       have received annual, non-cumulative
                       distributions of Net Cash Flow equal
                       to 10% of their Adjusted Capital
                       Contributions and 10% of any remaining
                       Net Cash Flow in such fiscal year.

General Partners       1% of distributions of Net         $ 11,758
                       Proceeds of Sale until Limited
                       Partners have received an amount
                       equal to (a) their Adjusted Capital
                       Contributions, plus (b) an amount
                       equal to 12% of their Adjusted Capital
                       Contributions per annum, cumulative
                       but not compounded, to the extent not
                       previously distributed.  10%  of
                       distributions of Net Proceeds of Sale
                       there-after.

        The  limitations  included in the  Partnership  Agreement
require   that  the  cumulative  reimbursements  to  the  General
Partners  and  their affiliates for administrative  expenses  not
allowed under the NASAA Guidelines ("Guidelines") will not exceed
the  sum of (i) the front-end fees allowed by the Guidelines less
the  front-end fees paid, (ii) the cumulative property management
fees  allowed  but  not  paid, (iii) any real  estate  commission
allowed under the Guidelines, and (iv) 10% of Net Cash Flow  less
the  Net Cash Flow actually distributed.  The reimbursements  not
allowed  under  the  Guidelines include  a  controlling  person's
salary  and  fringe  benefits,  rent  and  depreciation.   As  of
December  31, 2001, the cumulative reimbursements to the  General
Partners and their affiliates did not exceed these amounts.


                             PART IV

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.

         A. Exhibits -
                            Description

    3.1   Certificate  of  Limited Partnership  (incorporated  by
    reference  to  Exhibit  3.1 of the registrant's  Registration
    Statement  on Form S-11 filed on October 10, 1990  [File  No.
    33-37239]).

    3.2    Limited   Partnership   Agreement   (incorporated   by
    reference  to  Exhibit  3.2 of the registrant's  Registration
    Statement  on Form S-11 filed on October 10, 1990  [File  No.
    33-37239]).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

         A. Exhibits -
                            Description

    10.1  Net  Lease Agreement dated March 16, 1992  between  the
    Partnership  and Taco Cabana, Inc. relating to  the  property
    at  6040  Bandera  Road, San Antonio, Texas (incorporated  by
    reference to Exhibit 10.1 of Post-Effective Amendment  No.  1
    to  the  registrant's  Registration Statement  on  Form  S-11
    filed on June 15, 1992 [File No. 33-37239]).

    10.2  Net  Lease  Agreement dated July 31, 1991  between  the
    Partnership  and Taco Cabana, Inc. relating to  the  property
    at  700  North Loop West IH-610, Houston, Texas (incorporated
    by  reference to Exhibit 10.2 of Post-Effective Amendment No.
    1  to  the  registrant's Registration Statement on Form  S-11
    filed on June 15, 1992 [File No. 33-37239]).

    10.3  Net  Lease  Agreement dated May  1,  1992  between  the
    Partnership  and Taco Cabana, Inc. relating to  the  property
    at  825  South  6th  Street,  Waco,  Texas  (incorporated  by
    reference to Exhibit 10.3 of Post-Effective Amendment  No.  1
    to  the  registrant's  Registration Statement  on  Form  S-11
    filed on June 15, 1992 [File No. 33-37239]).

    10.4 Net Lease Agreement dated December 22, 1992 between  the
    Partnership  and RCI West, Inc. relating to the  property  at
    East  Iliff  Avenue  and Blackhawk Street,  Aurora,  Colorado
    (incorporated  by  reference to Exhibit  10.6  of  Form  10-K
    filed on March 29, 1993).

    10.5  Co-Tenancy  Agreement dated December 30,  1992  between
    the  Partnership and Bruce R. Logan relating to the  property
    at  East  Iliff Avenue and Blackhawk Street, Aurora, Colorado
    (incorporated  by  reference to Exhibit  10.7  of  Form  10-K
    filed on March 29, 1993).

    10.6 Co-Tenancy Agreement dated January 28, 1993 between  the
    Partnership and Frederick G. and Nicole A. Hamer relating  to
    the  property  at  East  Iliff Avenue and  Blackhawk  Street,
    Aurora,  Colorado (incorporated by reference to Exhibit  10.8
    of Form 10-K filed on March 29, 1993).

    10.7  Net  Lease Agreement dated April 14, 1993  between  the
    Partnership  and Apple Partners Limited Partnership  relating
    to  the  property at 9041-E Watson Road, Crestwood,  Missouri
    (incorporated  by  reference to Exhibit 10.18  of  Form  10-K
    filed on March 29, 1994).

    10.8  Co-Tenancy Agreement dated April 29, 1993  between  the
    Partnership  and Charles Kimball relating to the property  at
    825  South 6th Street, Waco, Texas (incorporated by reference
    to Exhibit 10.19 of Form 10-K filed on March 29, 1994).

    10.9  Net  Lease  Agreement dated June 15, 1993  between  the
    Partnership  and  Thomas  and  King,  Inc.  relating  to  the
    property  at  Turkeyfoot at I-275, Crestview Hills,  Kentucky
    (incorporated  by  reference to Exhibit 10.20  of  Form  10-K
    filed on March 29, 1994).

    10.10      Net  Lease Agreement dated June 16,  1993  between
    the  Partnership and JB's Restaurants, Inc. relating  to  the
    property   at   330   South  Wilmot  Road,  Tucson,   Arizona
    (incorporated  by  reference to Exhibit 10.21  of  Form  10-K
    filed on March 29, 1994).

    10.11      Net  Lease  Agreement  dated  September  30,  1993
    between  the  Partnership and Casual Restaurant Concepts  II,
    Inc.  relating  to  the  property at  Terrace  Walk  Shopping
    Plaza,   56th  Street  and  Fowler  Avenue,  Temple  Terrace,
    Florida  (incorporated by reference to Exhibit 10.28 of  Form
    10-K filed on March 29, 1994).

    10.12      Net Lease Agreement dated December 2, 1993 between
    the   Partnership  and  Apple  Partners  Limited  Partnership
    relating   to  the  property  at  1220  N.W.  185th   Avenue,
    Beaverton,  Oregon  (incorporated  by  reference  to  Exhibit
    10.31 of Form 10-K filed on March 29, 1994).

    10.13       Co-Tenancy  Agreement  dated  January  11,   1994
    between  the Partnership and the Lee Revocable Trust relating
    to  the  property at Terrace Walk Shopping Plaza, 56th Street
    and  Fowler Avenue, Temple Terrace, Florida (incorporated  by
    reference  to Exhibit 10.32 of Form 10-K filed on  March  29,
    1994).

    10.14      Co-Tenancy Agreement dated March 31, 1994  between
    the   Partnership  and  Robert  E.  Miller  relating  to  the
    property at 5779 East Fowler Avenue, Temple Terrace,  Florida
    (incorporated  by reference to Exhibit 10.30 of  Form  10-KSB
    filed on March 30, 1995).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

         A. Exhibits -
                            Description

    10.15      Amendment to Co-Tenancy Agreement dated  April  8,
    1994  between the Partnership and Bruce R. Logan relating  to
    the  property  at  East  Iliff Avenue and  Blackhawk  Street,
    Aurora, Colorado (incorporated by reference to Exhibit  10.31
    of Form 10-KSB filed on March 30, 1995).

    10.16      Net  Lease Agreement dated April 28, 1994  between
    the Partnership and Apple Investment Group, Inc. relating  to
    the  property  at  Bear Valley Road and  Apple  Valley  Road,
    Apple  Valley,  California  (incorporated  by  reference   to
    Exhibit 10.33 of Form 10-KSB filed on March 30, 1995).

    10.17      Co-Tenancy  Agreement dated May 25,  1994  between
    the   Partnership  and  the  Tilson  Trust  relating  to  the
    property  at  30 Crestview Hills Mall Road, Crestview  Hills,
    Kentucky (incorporated by reference to Exhibit 10.36 of  Form
    10-KSB filed on March 30, 1995).

    10.18      Co-Tenancy Agreement dated June 27,  1994  between
    the  Partnership and Bruce R. Logan relating to the  property
    at  825  South  6th  Street,  Waco,  Texas  (incorporated  by
    reference to Exhibit 10.40 of Form 10-KSB filed on March  30,
    1995).

    10.19      Co-Tenancy Agreement dated July  7,  1994  between
    the  Partnership and Richard Bagot relating to  the  property
    at  825  South  6th  Street,  Waco,  Texas  (incorporated  by
    reference to Exhibit 10.43 of Form 10-KSB filed on March  30,
    1995).

    10.20      Co-Tenancy Agreement dated July 15,  1994  between
    the  Partnership and Richard Bagot relating to  the  property
    at  30  Crestview Hills Mall Road, Crestview Hills,  Kentucky
    (incorporated  by reference to Exhibit 10.44 of  Form  10-KSB
    filed on March 30, 1995).

    10.21      Co-Tenancy  Agreement  dated  September  9,   1994
    between  the  Partnership and Patricia J. Grant  relating  to
    the  property  at  East  Iliff Avenue and  Blackhawk  Street,
    Aurora, Colorado (incorporated by reference to Exhibit  10.48
    of Form 10-KSB filed on March 30, 1995).

    10.22      Co-Tenancy  Agreement  dated  September  9,   1994
    between   the  Partnership  and  The  Potloff  Living   Trust
    relating  to  the property at 30 Crestview Hills  Mall  Road,
    Crestview  Hills,  Kentucky  (incorporated  by  reference  to
    Exhibit 10.49 of Form 10-KSB filed on March 30, 1995).

    10.23       Co-Tenancy  Agreement  dated  January  12,   1994
    between  the  Partnership and the  William  W.  and  Jean  E.
    Herich  Family Trust relating to the property  at  825  South
    6th  Street,  Waco,  Texas  (incorporated  by  reference   to
    Exhibit 10.52 of Form 10-KSB filed on March 30, 1995).

    10.24       Property  Co-Tenancy  Ownership  Agreement  dated
    March  31,  1995 between the Partnership and The  William  W.
    and  Jean E. Herich Family Trust relating to the property  at
    East  Iliff  Avenue  and Blackhawk Street,  Aurora,  Colorado
    (incorporated  by reference to Exhibit 10.49 of  Form  10-KSB
    filed on March 21, 1996).

    10.25     Property Co-Tenancy Ownership Agreement dated  June
    15,  1995  between  the  Partnership  and  Scott  L.  Skogman
    relating  to the property at East Iliff Avenue and  Blackhawk
    Street,  Aurora,  Colorado  (incorporated  by  reference   to
    Exhibit 10.54 of Form 10-KSB filed on March 21, 1996).

    10.26     Property Co-Tenancy Ownership Agreement dated  June
    16,  1995  between  the  Partnership  and  Scott  L.  Skogman
    relating  to  the  property at 825 South  6th  Street,  Waco,
    Texas (incorporated by reference to Exhibit 10.55 of Form 10-
    KSB filed on March 21, 1996).

    10.27     Property Co-Tenancy Ownership Agreement dated  June
    16,   1995  between  the  Partnership  and  Frank  P.  Scalzo
    relating  to the property at East Iliff Avenue and  Blackhawk
    Street,  Aurora,  Colorado  (incorporated  by  reference   to
    Exhibit 10.56 of Form 10-KSB filed on March 21, 1996).

    10.28     Property Co-Tenancy Ownership Agreement dated  July
    14,  1995  between the Partnership and Menzel Polzin Partners
    relating  to  the property at 30 Crestview Hills  Mall  Road,
    Crestview  Hills,  Kentucky  (incorporated  by  reference  to
    Exhibit 10.58 of Form 10-KSB filed on March 21, 1996).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

         A. Exhibits -
                             Description

    10.29       Property  Co-Tenancy  Ownership  Agreement  dated
    September  28, 1995 between the Partnership and  Patricia  S.
    Marshall  relating to the property at Terrace  Walk  Shopping
    Plaza,   56th  Street  and  Fowler  Avenue,  Temple  Terrace,
    Florida  (incorporated by reference to Exhibit 10.61 of  Form
    10-KSB filed on March 21, 1996).

    10.30       Property  Co-Tenancy  Ownership  Agreement  dated
    December 7, 1995 between the Partnership and The Joan  Koller
    Trust  relating  to  the  property at Terrace  Walk  Shopping
    Plaza,   56th  Street  and  Fowler  Avenue,  Temple  Terrace,
    Florida  (incorporated by reference to Exhibit 10.66 of  Form
    10-KSB filed on March 21, 1996).

    10.31       Property  Co-Tenancy  Ownership  Agreement  dated
    December 8, 1995 between the Partnership and The Joan  Koller
    Trust  relating  to the property at 30 Crestview  Hills  Mall
    Road,  Crestview Hills, Kentucky (incorporated  by  reference
    to Exhibit 10.67 of Form 10-KSB filed on March 21, 1996).

    10.32       Property  Co-Tenancy  Ownership  Agreement  dated
    December  8,  1995 between the Partnership and The  Nicoletta
    Trust  relating  to the property at 30 Crestview  Hills  Mall
    Road,  Crestview Hills, Kentucky (incorporated  by  reference
    to Exhibit 10.68 of Form 10-KSB filed on March 21, 1996).

    10.33      Net Lease Agreement dated August 2, 1995,  between
    TKC  X,  LLC and Garden Ridge, Inc. relating to the  property
    at  11415  Carolina Place Parkway, Pineville, North  Carolina
    (incorporated by reference to Exhibit 10.1 of Form 8-K  filed
    on April 10, 1996).

    10.34      First Amendment to Lease Agreement dated March  1,
    1996  between TKC X, LLC and Garden Ridge, L.P.  relating  to
    the  property  at  11415 Carolina Place  Parkway,  Pineville,
    North Carolina (incorporated by reference to Exhibit 10.3  of
    Form 8-K filed on April 10, 1996).

    10.35     Assignment and Assumption of Lease dated March  28,
    1996  between the Partnership, AEI Income & Growth  Fund  XXI
    Limited  Partnership, AEI Net Lease Income & Growth  Fund  XX
    Limited  Partnership, and TKC X, LLC relating to the property
    at  11415  Carolina Place Parkway, Pineville, North  Carolina
    (incorporated by reference to Exhibit 10.4 of Form 8-K  filed
    on April 10, 1996).

    10.36       Property  Co-Tenancy  Ownership  Agreement  dated
    April  5,  1996 between the Partnership, Larry Z.  White  and
    Mary  J.  White relating to the property at 330 South  Wilmot
    Road,  Tucson, Arizona (incorporated by reference to  Exhibit
    10.2 of Form 10-QSB filed on May 13, 1996).

    10.37       Property  Co-Tenancy  Ownership  Agreement  dated
    April  26, 1996 between the Partnership and the Gummersheimer
    Living  Trust relating to the property at 30 Crestview  Hills
    Mall   Road,  Crestview  Hills,  Kentucky  (incorporated   by
    reference  to Exhibit 10.4 of Form 10-QSB filed  on  May  13,
    1996).

    10.38      Property Co-Tenancy Ownership Agreement dated  May
    15,   1996  between  the  Partnership  and  Marshall  Kilduff
    relating  to  the property at 30 Crestview Hills  Mall  Road,
    Crestview  Hills,  Kentucky  (incorporated  by  reference  to
    Exhibit 10.2 of Form 10-QSB filed on August 12, 1996).

    10.39     Property Co-Tenancy Ownership Agreement dated  June
    7,  1996  between  the  Partnership  and  Janet  Y.  Thompson
    relating  to  the  property at Terrace Walk  Shopping  Plaza,
    56th  Street  and  Fowler  Avenue,  Temple  Terrace,  Florida
    (incorporated  by reference to Exhibit 10.4  of  Form  10-QSB
    filed on August 12, 1996).

    10.40       Property  Co-Tenancy  Ownership  Agreement  dated
    October  17, 1996 between the Partnership and Mark A.  Benson
    Living  Trust relating to the property at 30 Crestview  Hills
    Mall   Road,  Crestview  Hills,  Kentucky  (incorporated   by
    reference  to Exhibit 10.2 of Form 10-QSB filed  on  November
    14, 1996).

    10.41      Property Co-Tenancy Agreement dated  November  15,
    1996  between  the Partnership and Teresa E. and  William  H.
    Balster  relating  to the property at Terrace  Walk  Shopping
    Plaza,   56th  Street  and  Fowler  Avenue,  Temple  Terrace,
    Florida  (incorporated by reference to Exhibit 10.91 of  Form
    10-KSB filed on March 26, 1997).

    10.42       Property  Co-Tenancy  Ownership  Agreement  dated
    January 2, 1997 between the Partnership and William E.  Mason
    and  Hazel  Mason  relating to the property at  Terrace  Walk
    Shopping  Plaza,  56th  Street  and  Fowler  Avenue,   Temple
    Terrace, Florida (incorporated by reference to Exhibit  10.93
    of Form 10-KSB filed on March 26, 1997).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

         A. Exhibits -
                             Description

    10.43      Net  Lease  Agreement  dated  December  18,   1997
    between  the  Partnership and Party  City  of  Atlanta,  Inc.
    relating   to  the  property  at  679  Dawsonville   Highway,
    Gainesville,  Georgia (incorporated by reference  to  Exhibit
    10.60 of Form 10-KSB filed on March 23, 1998).

    10.44      Net  Lease  Agreement  dated  December  23,   1997
    between  the  Partnership, AEI Real Estate  Fund  XV  Limited
    Partnership,  AEI Real Estate Fund XVIII Limited Partnership,
    AEI  Real  Estate Fund XVII Limited Partnership  and  Champps
    Entertainment, Inc. relating to the property at 301 West  Big
    Beaver  Road,  Troy, Michigan (incorporated by  reference  to
    Exhibit 10.62 of Form 10-KSB filed on March 23, 1998).

    10.45      Net  Lease Agreement dated April 13, 1998  between
    the   Partnership,  AEI  Real  Estate  Fund   XVIII   Limited
    Partnership, Robert P. Johnson, and Tumbleweed, LLC  relating
    to  the  property  at 1150 North Bridge Street,  Chillicothe,
    Ohio  (incorporated by reference to Exhibit 10.2 of Form  10-
    QSB filed on May 12, 1998).

    10.46      First  Amendment  to  Net  Lease  Agreement  dated
    September  3, 1998 between the Partnership, AEI  Real  Estate
    Fund  XVII  Limited Partnership, AEI Real Estate  Fund  XVIII
    Limited   Partnership,  AEI  Real  Estate  Fund  XV   Limited
    Partnership and Champps Entertainment, Inc. relating  to  the
    property   at  301  West  Big  Beaver  Road,  Troy,  Michigan
    (incorporated  by reference to Exhibit 10.1  of  Form  10-QSB
    filed on November 9, 1998).

    10.47      First  Amendment  to  Net  Lease  Agreement  dated
    November  20, 1998 between the Partnership, AEI  Real  Estate
    Fund  XVIII  Limited  Partnership,  Robert  P.  Johnson   and
    Tumbleweed,  LLC  relating  to the  property  at  1150  North
    Bridge  Street, Chillicothe, Ohio (incorporated by  reference
    to Exhibit 10.53 of Form 10-KSB filed on March 12, 1999).

    10.48      First  Amendment  to  Net  Lease  Agreement  dated
    December  28, 1998 between the Partnership, AEI  Real  Estate
    Fund  XVIII Limited Partnership and Tumbleweed, LLC  relating
    to  the  property at 6959 East Broad Street,  Columbus,  Ohio
    (incorporated  by reference to Exhibit 10.55 of  Form  10-KSB
    filed on March 12, 1999).

    10.49       Property  Co-Tenancy  Ownership  Agreement  dated
    March  5, 1999 between the Partnership, AEI Real Estate  Fund
    XVIII  Limited  Partnership and Terry Harsha, Sr.  and  Janet
    Sue  Harsha  relating  to the property at  330  South  Wilmot
    Road,  Tucson, Arizona (incorporated by reference to  Exhibit
    10.2 of Form 10-QSB filed on May 7, 1999).

    10.50       Property  Co-Tenancy  Ownership  Agreement  dated
    March  29,  1999 between the Partnership and  the  Eugene  M.
    Hamilton  Family Revocable Trust relating to the property  at
    330  South  Wilmot  Road,  Tucson, Arizona  (incorporated  by
    reference  to  Exhibit 10.5 of Form 10-QSB filed  on  May  7,
    1999).

    10.51       Property  Co-Tenancy  Ownership  Agreement  dated
    March  31,  1999  between the Partnership and  Tom  S.  Obata
    relating  to  the property at 300 South Wilmot Road,  Tucson,
    Arizona  (incorporated by reference to Exhibit 10.6  of  Form
    10-QSB filed on May 7, 1999).

    10.52     Property Co-Tenancy Ownership Agreement dated  June
    17,  1999 between the Partnership and John F. Comer and Kitty
    R.  Comer relating to the property at 330 South Wilmot  Road,
    Tucson,  Arizona (incorporated by reference to  Exhibit  10.3
    of Form 10-QSB filed on July 30, 1999).

    10.53      Lease  Agreement dated September 28, 1999  between
    the  Partnership,  AEI  Income &  Growth  Fund  XXII  Limited
    Partnership  and Marie Callender Pie Shops, Inc. relating  to
    the  property  at  530  North  Stephanie  Street,  Henderson,
    Nevada (incorporated by reference to Exhibit 10.1 of Form 10-
    QSB filed on November 8, 1999).

    10.54      Development Financing Agreement dated May 8,  2000
    between  the  Partnership, AEI Real Estate  Fund  XV  Limited
    Partnership,  AEI Real Estate Fund XVII Limited  Partnership,
    AEI  Income  &  Growth  Fund  XXII  Limited  Partnership  and
    Razzoo's  Inc.  relating to the property  at  11617  Research
    Boulevard,  Austin,  Texas.  (incorporated  by  reference  to
    Exhibit 10.1 of Form 10-QSB filed on August 2, 2000).

    10.55      Net Lease Agreement dated May 8, 2000 between  the
    Partnership,  AEI  Real Estate Fund XV  Limited  Partnership,
    AEI  Real Estate Fund XVII Limited Partnership, AEI Income  &
    Growth  Fund  XXII  Limited Partnership  and  Razzoo's,  Inc.
    relating   to  the  property  at  11617  Research  Boulevard,
    Austin,  Texas (incorporated by reference to Exhibit 10.2  of
    Form 10-QSB filed on August 2, 2000).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

         A. Exhibits -
                            Description

    10.56     Purchase Agreement dated June 1, 2000, between  the
    Partnership,   AEI   Income  &  Growth  Fund   XXII   Limited
    Partnership  and Grace Noltensmeier relating to the  property
    at    530   North   Stephanie   Street,   Henderson,   Nevada
    (incorporated  by reference to Exhibit 10.3  of  Form  10-QSB
    filed on August 2, 2000).

    10.57     Property Co-Tenancy Ownership Agreement dated  June
    14,  2000  between  the  Partnership and  Grace  Noltensmeier
    relating  to  the  property at 530  North  Stephanie  Street,
    Henderson, Nevada (incorporated by reference to Exhibit  10.4
    of Form 10-QSB filed on August 2, 2000).

    10.58     Purchase Agreement dated June 12, 2000 between  the
    Partnership,  AEI Net Lease Income & Growth Fund  XX  Limited
    Partnership,   AEI   Income  &  Growth   Fund   XXI   Limited
    Partnership  and MAH Properties LLC relating to the  property
    at   7370   W.   153rd   Street,  Apple   Valley,   Minnesota
    (incorporated  by reference to Exhibit 10.5  of  Form  10-QSB
    filed on August 2, 2000).

    10.59     Purchase Agreement dated June 19, 2000 between  the
    Partnership  and  Judith K. Westphal Trust  relating  to  the
    property  at  530  North Stephanie Street, Henderson,  Nevada
    (incorporated  by reference to Exhibit 10.6  of  Form  10-QSB
    filed on August 2, 2000).

    10.60     Property Co-Tenancy Ownership Agreement dated  June
    23,  2000  between  the Partnership and  Judith  K.  Westphal
    Trust  relating  to  the  property  at  530  North  Stephanie
    Street,  Henderson,  Nevada  (incorporated  by  reference  to
    Exhibit 10.7 of Form 10-QSB filed on August 2, 2000).

    10.61      Development  Financing Agreement  dated  June  30,
    2000  between  the  Partnership, AEI Real Estate  Fund  XVIII
    Limited  Partnership, AEI Income & Growth Fund  23  LLC,  AEI
    Private  Net  Lease Millennium Fund Limited  Partnership  and
    Razzoo's,  Inc. relating to the property at 5970 North  Point
    Parkway,  Alpharetta, Georgia (incorporated by  reference  to
    Exhibit 10.8 of Form 10-QSB filed on August 2, 2000).

    10.62      Net  Lease Agreement dated June 30,  2000  between
    the   Partnership,  AEI  Real  Estate  Fund   XVIII   Limited
    Partnership,  AEI  Income & Growth Fund 23 LLC,  AEI  Private
    Net  Lease  Millennium Fund Limited Partnership and Razzoo's,
    Inc.  relating  to the property at 5970 North Point  Parkway,
    Alpharetta,  Georgia  (incorporated by reference  to  Exhibit
    10.9 of Form 10-QSB filed on August 2, 2000).

    10.63     Purchase Agreement dated July 18, 2000 between  the
    Partnership  and  The  Charles  M.  and  Judith  K.  Westfahl
    Community  Trust  relating  to  the  property  at  530  North
    Stephanie   Street,   Henderson,  Nevada   (incorporated   by
    reference to Exhibit 10.10 of Form 10-QSB filed on August  2,
    2000).

    10.64     Property Co-Tenancy Ownership Agreement dated  July
    24,  2000  between  the Partnership and The  Charles  M.  and
    Judith  K. Westfahl Community Trust relating to the  property
    at    530   North   Stephanie   Street,   Henderson,   Nevada
    (incorporated  by reference to Exhibit 10.11 of  Form  10-QSB
    filed on August 2, 2000).

    10.65      Purchase  Agreement dated July 10,  2000,  between
    the  Partnership,  AEI  Income &  Growth  Fund  XXII  Limited
    Partnership   and   Shigemi  Miya  Family  Protection   Trust
    relating  to  the  property at 530  North  Stephanie  Street,
    Henderson, Nevada (incorporated by reference to Exhibit  10.1
    of Form 10-QSB filed on November 7, 2000).

    10.66      Purchase Agreement dated August 10,  2000  between
    the  Partnership and Cheeseman Family Revocable Living  Trust
    relating  to  the  property at 530  North  Stephanie  Street,
    Henderson, Nevada (incorporated by reference to Exhibit  10.2
    of Form 10-QSB filed on November 7, 2000).

    10.67       Property  Co-Tenancy  Ownership  Agreement  dated
    August  21, 2000 between the Partnership and Cheeseman Family
    Revocable Living Trust relating to the property at 530  North
    Stephanie   Street,   Henderson,  Nevada   (incorporated   by
    reference  to Exhibit 10.3 of Form 10-QSB filed  on  November
    7, 2000).

    10.68       Property  Co-Tenancy  Ownership  Agreement  dated
    August  21,  2000  between the Partnership and  Shigemi  Miya
    Family  Protection  Trust relating to  the  property  at  530
    North  Stephanie  Street, Henderson, Nevada (incorporated  by
    reference  to Exhibit 10.4 of Form 10-QSB filed  on  November
    7, 2000).

    10.69      Asset Purchase Agreement dated September 18,  2000
    between  the Partnership and Southern River Restaurants,  LLC
    relating  to the property at Highway 190 and I-12, Covington,
    Louisiana (incorporated by reference to Exhibit 10.5 of  Form
    10-QSB filed on November 7, 2000).

ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

         A. Exhibits -
                            Description

    10.70      Development Financing Agreement dated February  2,
    2001  between  the Partnership, AEI Income & Growth  Fund  23
    LLC  and Kona Restaurant Group, Inc. relating to the property
    at  11719  Bandera Road, San Antonio, Texas (incorporated  by
    reference to Exhibit 10.77 of Form 10-KSB filed on  March  9,
    2001).

    10.71      Net Lease Agreement dated February 2, 2001 between
    the  Partnership, AEI Income & Growth Fund 23  LLC  and  Kona
    Restaurant  Group,  Inc. relating to the  property  at  11719
    Bandera  Road, San Antonio, Texas (incorporated by  reference
    to Exhibit 10.78 of Form 10-KSB filed on March 9, 2001).

    10.72      Developing  Financing Agreement  dated  April  27,
    2001  between  the  Partnership, AEI Real  Estate  Fund  XVII
    Limited  Partnership, AEI Net Lease Income & Growth  Fund  XX
    Limited  Partnership and Champps Entertainment, Inc. relating
    to   the   property  at  12515  Hall  Road,  Utica,  Michigan
    (incorporated  by reference to Exhibit 10.1  of  Form  10-QSB
    filed on May 10, 2001).

    10.73      Net  Lease Agreement dated April 27, 2001  between
    the   Partnership,   AEI  Real  Estate  Fund   XVII   Limited
    Partnership,  AEI Net Lease Income & Growth Fund  XX  Limited
    Partnership and Champps Entertainment, Inc. relating  to  the
    property  at  12515 Hall Road, Utica, Michigan  (incorporated
    by  reference to Exhibit 10.2 of Form 10-QSB filed on May 10,
    2001).

    10.74      First Amendment to Net Lease Agreement dated  June
    27,  2001  between the Partnership, AEI Real Estate  Fund  XV
    Limited  Partnership,  AEI  Real  Estate  Fund  XVII  Limited
    Partnership,   AEI   Income  &  Growth  Fund   XXII   Limited
    Partnership  and Razzoo's, Inc. relating to the  property  at
    11617  Research  Boulevard, Austin,  Texas  (incorporated  by
    reference  to Exhibit 10.1 of Form 10-QSB filed on August  7,
    2001).

    10.75      First Amendment to Net Lease Agreement dated  July
    11,  2001 between the Partnership, AEI Real Estate Fund XVIII
    Limited  Partnership, AEI Income & Growth Fund  23  LLC,  AEI
    Private  Net  Lease Millennium Fund Limited  Partnership  and
    Razzoo's,  Inc. relating to the property at 5970 North  Point
    Parkway,  Alpharetta, Georgia (incorporated by  reference  to
    Exhibit 10.2 of Form 10-QSB filed on August 7, 2001).

    10.76      First  Amendment  to  Net  Lease  Agreement  dated
    November  2,  2001  between  the Partnership,  AEI  Income  &
    Growth  Fund 23 LLC and Kona Restaurant Group, Inc.  relating
    to  the  property at 11719 Bandera Road, San  Antonio,  Texas
    (incorporated  by reference to Exhibit 10.1  of  Form  10-QSB
    filed on November 7, 2001).

    10.77      First  Amendment  to  Net  Lease  Agreement  dated
    February  12, 2002 between the Partnership, AEI  Real  Estate
    Fund  XVII Limited Partnership, AEI Net Lease Income & Growth
    Fund  XX Limited Partnership and Champps Entertainment,  Inc.
    relating   to  the  property  at  12515  Hall  Road,   Utica,
    Michigan.

         B. Reports on Form 8-K and 8-K/A  None.


                           SIGNATURES

       Pursuant to the requirements of Section 13 or 15(d) of the
Securities  Exchange Act of 1934, the registrant has duly  caused
this  report  to  be  signed on its behalf  by  the  undersigned,
thereunto duly authorized.


                           AEI NET LEASE INCOME & GROWTH FUND XIX
                           Limited Partnership
                           By: AEI Fund Management XIX, Inc.
                           Its Managing General Partner



March 8, 2002              By:/s/ Robert P. Johnson
                                  Robert P. Johnson, President and Director
                                  (Principal Executive Officer)


        Pursuant  to the requirements of the Securities  Exchange
Act  of  1934, this report has been signed below by the following
persons on behalf of the registrant and in the capacities and  on
the dates indicated.

 Name                               Title                          Date


/s/ Robert P. Johnson   President (Principal Executive Officer) March 8, 2002
    Robert P. Johnson   and Sole Director of Managing General
                        Partner

/s/ Mark E. Larson      Executive Vice President, Treasurer     March 8, 2002
    Mark E. Larson      and Chief Financial Officer
                        (Principal Accounting Officer)